The Adaptive Reuse of Coal-Fired Power Plants - Full Thesis

The
Adap)ve Reuse of Coal-Fired Power Plants: A Preliminary Analysis for Recycling Chicagos Fisk Genera)ng Sta)on
Bethany Salmon Honors College Capstone Thesis Independent Study Sanjeev Vidyarthi Brenda Parker Spring 2012
Table Of Contents
Introduc)on I. The Benets of Adap)ve Reuse Environmental Benets Economic Benets Social Benets II. Key Considera)ons and Barriers Zoning Compa)bility with Adjacent Land Uses Exis)ng Structures and Site Quality Historic Designa)on Funding Mechanisms Social Considera)ons Other Considera)ons An)cipated Coal Plant Re)rements Inherent Building Advantages Loca)on-Specic Advantages: Post-Industrial Waterfront Redevelopment The Redevelopment of Post-Industrial Waterfronts: Lessons Learned Specic Concerns for the Adap)ve Reuse of Power Plants The Redevelopment Process: A Framework for the Adap)ve Reuse of Power Plants The Future of Coal-red Power Plants IV. Case Studies: The Adap)ve Reuse of Power Plants Lessons Learned V. The History and Signicance of Fisk Sta)on Historic Signicance Historic Buildings Onsite Fisk Sta)ons An)cipated Re)rement Current Site Condi)ons
Adap%ve Reuse of Coal-Fired Power Plants
4 9 9 14 17 23 23 23 24 24 30 32 33 38 39 40 42 45 47 49 53 68 75 76 88 121 123
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III. Strategic Advantages and Opportuni)es in the Adap)ve Reuse of Coal-Fired Power Plants 37
VI. Analyzing the Adap)ve Reuse Poten)al of Chicagos Fisk Genera)ng Sta)on Poten)al for Historic Designa)on Remedia)on Zoning Adjacent Land Uses Poten)al Funding Mechanisms Pilsen: A Neighborhood Analysis VII. Recommenda)ons for Fisk Sta)ons Future Use Bibliography
130 131 139 140 143 144 145 159 182
Introduc3on
Historic preserva)on and sustainable planning were originally viewed as independent processes and implemented with separate purposes. However, a number of adap)ve reuse projects across the world have united these two concepts by connec)ng their shared goals in conserving resources, recycling exis)ng buildings, encouraging economic growth, revitalizing communi)es, and planning for a becer future. Adap)ve reuse is dened as conver)ng the original func)on of obsolete or vacant buildings into new uses. The large supply of exis)ng buildings worth retaining--some which may not possess historic characteris)cs, but are simply underu)lized structures which exhibit signs of life under a facade of age and neglect--present incredible opportuni)es in sustainable, economic, and social growth to ci)es. 1 Typically, structurally-sound buildings with dis)nct historic or architectural signicance possess a strong poten)al for adap)ve reuse. Adap)ve reuse entails many of the same planning techniques, processes, and goals u)l- ized in historic preserva)on, such as the remedia)on of browneld sites, retaining original building characteris)cs, commemora)ng a structures past heritage or opera)ons, and neighborhood revitaliza)on. Yet, because projects are not limited to designated historic buildings, adap)ve reuse oers addi)onal rehabilita)on opportuni)es compared to historic preserva)on. By applying redevelopment to a larger building stock, a wide range of structures with seemingly licle signicance can be valuable environmental, economic, and social assets. In addi)on to historic preserva)on, adap)ve reuse also involves sustainable development prac)ces. Adap)ve reuse projects recycle the exis)ng materials already present in the building stock, which reduces the amount of construc)on waste deposited in landlls and minimizes addi)onal fossil fuel use. Many proper)es worth saving, par)cularly if historic, follow pacerns of sustainable development due to their proximity to dense, central loca)ons. The loca)onal advantage results in greater walkability, transit accessibility, and connec)on to essen)al services. However, many )mes, new construc)on, par)cularly in favor of green design, is preferred over preserving exis)ng buildings. This con)nuous cycle of demoli)on and new construc- )on results in enormous consequences and and also represents immeasurable foregone opportuni)es.
Yet, within the past few decades, adap)ve reuse has gained an increasing acen)on in its
ability to transform lifeless structures into vibrant, sustainable, economically viable uses. In essence, adap)ve reuse and historic preserva)on are both inherently green. However, the energy eciency and sustainable features in exis)ng buildings always have the ability to be improved upon through retrojng sites and implemen)ng green ra)ng systems such as Leadership in Energy and Environmental Design (LEED) standards. In order to address climate change issues, sustainable urban planning must turn its acen)on to the vast exis)ng building stock, which provides a rich source of raw materials for new projects. Although many )mes the challenges of greening exis)ng buildings is greater than incorpora)ng sustainable elements into new buildings, innova)ve designs, carefully-constructed engineering plans, and technological improvements can assist in overcoming retrojng problems.
A buildings original purpose can become obsolete due to a variety of factors, such as
changes in economic demand for its services, natural deteriora)on, technological advances, as well as social or legal shims.2 When the original func)on is no longer needed, typically a building is demolished or rehabilitated. Rather than demolishing old buildings to make way for new construc)on projects, adap)ve reuse extends the life of buildings through recycling the basic structure, fabric, and exis)ng raw materials. Rehabilita)on and altera)ons allows exis)ng buildings to serve contemporary uses while preserving invaluable features from the past. As a result of imagina)ve planning, buildings which were once wai)ng for demoli)on can once again provide healthy economic support to developers and the surrounding neighborhood. Vacant buildings, exis)ng obsolete buildings, or buildings approaching disuse create ample opportuni)es in recycling basic structures. The adap)ve reuse of buildings, which essen)ally breaths new life into exis)ng buildings, transforms the previous func)on into a new and improved environmental, economic, and social op)on for the surrounding community. Today, factors related to environmental degrada)on, changing economic condi)ons, quality of life improvements are pushing adap)ve reuse projects forward. Specically, the rising costs of resources, the decreased availability of developable proper)es, and fewer acrac)ve large-scale ventures have forced developers to seek alterna)ves in adap)ve reuse to maximize their investment goals.3 But adap)ve reuse does not exclusively apply to the private sector, as
around the world non-prot organiza)ons, governments, and other stakeholders are also recycling underu)lized structures and assigning them with new benecial uses. And, in many cases, the success of a project depends of the collabora)on and partnership of several of these stakeholders. However, assigning new func)ons to older structures requires careful planning and a comprehensive evalua)on of issues related to zoning, adjacent land uses, neighborhood characteris)cs, remedia)on, funding op)ons, stakeholder interests, market feasibility, and regula)ons. Given these constraints, many structures may not be suitable for adap)ve reuse. Although the general considera)ons that determine the viability and success rate for adap)ve reuse occur through out all projects, each specic case must be analyzed independently due to variances among factors.
Although there are countless examples of adap)ve reuse projects being applied to a va-
riety of building types and structures around the world, the overall purpose of this thesis is to examine the poten)al for repurposing coal-red power plants. Older power plants, many which possess historic quali)es, represent electricitys legacy, as well as future opportuni)es for building stronger post-industrial neighborhoods. In addi)on, this thesis provides a site-specic analysis of one of Chicagos coal-red power plants, Fisk Genera)ng Sta)on, in order to iden)fy the sites adap)ve reuse opportuni)es and challenges . In order to analyze the poten)al reuse value of Fisk Genera)ng Sta)on, rst, the general advantages produced by recycling the exis)ng building stock and major issues associated with planning adap)ve reuse projects will be discussed. Chapter I will examine the various environmental, economic, and social benets related to adap)ve reuse. Chapter II will iden)fy and dis- cuss the key considera)ons and barriers related to the successful planning of reuse projects, which include factors such as zoning, land use op)ons, environmental remedia)on, funding mechanisms, and regulatory issues. The collected informa)on from Chapters I and II are intended to serve as an introduc)on for evalua)ng poten)al adap)ve reuse projects. In addi)on, the discussed material is meant to construct a basic conceptual framework to introduce adap)ve reuse to residents, communi)es, and urban planners and provide references relatable to their own local projects.
Chapter II will focus on the importance of repurposing coal-red power plants, given the
future an)cipated re)rements of a large por)on of the exis)ng coal eet and site advantages for redevelopment. Chapter IV will briey showcase a number of coal-red power plants that have been rehabilitated or are currently in the process of being recycled for new building purposes within the United States. These real-life examples and the lessons learned will help highlight the actual planning issues and posi)ve outcomes for the adap)ve reuse of power plants. Chapter V will largely concentrate on the historic and architectural signicance of Fisk Genera)ng Sta)on, a coal-red power plant located in Chicagos Pilsen neighborhood, to demonstrate the sites value in preserva)on. Built in 1903, Fisk Sta)on once held the most powerful steam turbine genera)ng technology of its )me, which ul)mately aided Chicagos electric growth and stood as the worlds most sophis)cated engineering technology. Fisk Sta)ons revolu)onary turbine technology triggered a new era of innova)on and progress within the electric industry. The site also contains a number of architecturally signicant buildings built in the early 20th century, a rare feature in many opera)ng power plants. The current opera)ng condi)ons and closure of the site will also be discussed. Chapter VI will examine key considera)ons regarding Fisk Sta)ons adap)ve reuse poten)al. The possibility for lis)ng the site as an historic landmark, remedia)on issues, zoning restric)ons, and a neighborhood analysis of Pilsen will be discussed. Given the recent announcement of the power plants re)rement by the end of 2012, the ini)al adap)ve reuse evalua)on for Fisk Sta)ons historic structures presented in this thesis could not be more appropriate and )me sensi)ve. Although the site faces dicult redevelopment challenges, Fisk Sta)on should not be demolished, but preserved to commemorate its countless employees, monumental role in the electric industry, and innova)ve turbine technology. Chapter VI will prescribe a variety of recommended new land and building uses for the site. While these suggested func)ons are not meant to include all the possibili)es for Fisk Sta- )ons redevelopment, the recommenda)ons are intended to help concerned par)es visualize poten)al site opportuni)es and encourage other imagina)ve site uses. However, in order to ensure that Fisk Sta)ons preserva)on and adap)ve reuse is successful, a more detailed site analysis needs to be conducted and the proper planning process involving all the relevant stakeholders must be ini)ated.
Introduc3on: Sec3on Endnotes

1 Urban Land Ins)tute. Adap%ve Use: Development Economics, Process, and Proles (Washington: The Urban Land
Ins)tute, 1978), 3. 2 Craig Langston et al., "Strategic Assessment of Building Adap)ve Reuse Opportuni)es in Hong Kong," Building and Environment 43 (2008). 3 Urban Land Ins)tute. Adap%ve Use: Development Economics, Process, and Proles, 1.
I. The Benets Of Adap3ve Reuse

Environmental Benets
Although recycling has become a main prac)ce used to support sustainable eorts, ini- )a)ves typically neglect the environmental benets generated from repurposing exis)ng buildings. However, it has been commonly quoted that the greenest building is the one that already exists. While adap)ve reuse has tradi)onally been underemphasized in green building prac- )ces, it remains a prac)cal, sustainable alterna)ve to demoli)on and new construc)on, especially if green design and construc)on technologies are integrated. Because reusing the built environment can reduce the use of fossil fuels and minimize waste genera)on, projects can have a signicant inuence on climate change reduc)on. It is easily forgocen that all man-made things, par)cularly buildings, require an extensive amount of resources to create and manufacture. Many )mes, manmade items result in a high environmental price, which is exacerbated when these items become expendable. How- ever, recycling buildings takes advantage of embodied energy, which is the energy consumed by all of the processes associated with the produc)on of a building, from the acquisi)on of natural resources to product delivery, including mining, manufacturing of materials and equipment, transport and administra)ve func)ons.1 Because adap)ve reuse retains embodied energy, it is inherently more sustainable than new construc)on in terms of conserving resources and reducing energy use. These factors are par)cularly important given that building construc- )on and opera)ons account for about 48% of greenhouse gas emissions in the United States.2 In addi)on, some es)mates conclude that it may take 35 to 50 years for an energy-ecient new building to save on the amount of energy lost in demolishing a new exis)ng building.3 Repurposing buildings also decreases the amount of demoli)on and construc)on waste deposited in landlls. In the United States, buildings account for 40% of nonindustrial solid waste or the equivalent of 136 million tons of construc)on and demoli)on debris each year.4 Construc)on debris accounts for approximately 25% of the municipal waste stream each year.5 Municipal waste must be loaded, hauled, and transferred from trucks to trains to be dumped in landlls, which consumes a great deal of energy and fossil fuels.6 Richard Moe, president of the
Na)onal Trust for Historic Preserva)on, further explains the environmental consequences of these construc)on processes: Demolishing a 500,000-sq.-m. building creates 40,000 tons of debris, enough to ll 250 railroad boxcars, a train two miles long, heading for the landll. Construc)ng a new 500,000-sq.-m. building would release as much carbon into the atmosphere as driving a car 30 million miles.7 Reusing exis)ng buildings has the poten)al to signicantly reduce demoli)on and construc)on waste and fossil fuel use. In addi)on, these landll processes also produce air, water, or soil pollu)on through carbon emissions or from hazardous chemicals. Instead of further harming the environment, adap)ve reuse projects avoid further contamina)on, while also providing the opportunity to remediate sites. Many )mes industrial or historic sites require remedia)on eorts, which can entail removing industrial equipment, underground storage tanks, or hazardous contaminants like asbestos or lead paint.8 Remedia)on alongside adap)ve reuse provides the chance to enhance the environment by cleaning the exist- ing building stock and surrounding natural spaces. The report, The Greenest Building: Quan%fying the Environmental Value of Building Reuse, recently released by the Na)onal Trust for Historic Preserva)ons Preserva)on Green Lab, calculated and compared the environmental impacts of reuse and new construc)on for six building types, including single-family residen)al, mul)-family residen)al, commercial oce, urban village mixed-use, elementary school, and warehouse. The study examined indicators within four environmental impact categories: climate change, human health, ecosystem quality, and resource deple)on. One of the rst major ndings was that, when comparing buildings with a similar size and func)on, reuse almost always produces less environmental impacts than demoli)on and new construc)on. Depending on building type, reuse saved between 4 to 46% more than new construc)on with the same energy performance level.9 The only excep)on to this trend involved the warehouse-to-mul)family conversion, where savings ranged from 8% fewer to 6% greater impacts compared to new construc)on.10 The variance in the warehouse- to-mul)family conversion is due to a number of factors, but relates to the amount or types of materials used in these types of projects. In addi)on, the study found that the reuse of buildings with an average energy performance level provides immediate climate change impact reduc)ons compared to more energy-
Adap%ve Reuse of Coal-Fired Power Plants 10
ecient new construc)on. Depending on the building type, it takes 10 to 80 years for a 30% more ecient new building to overcome nega)ve climate change impacts related to the construc)on process compared to an average-performing exis)ng building. 11 However, only a warehouse-to-mul)family conversion stood as an excep)on to the climate change impact savings based on the amount and kind of materials used for rehabilita)on. Because a warehouse- to-mul)family conversion seems to oer less climate change advantages, it may be especially important to retrot warehouse buildings for improved energy performance, and that care should be taken to select materials that will maximize environmental savings.12 Finally, The Greenest Building showed that materials macer, especially because the quan)fy and type of materials used in building renova)on can reduce, or even negate, the benets of reuse.13 Some reuse projects, such as the conserva)on of schools or warehouses, require more material inputs. Subsequently, a project that demands a great deal of new materials, extensive renova)on, and changes in the original building footprint generates less reuse benets than other building types. Similar to previous ndings, the warehouse-to-mul)family conversion may be a less preferred reuse op)on as projects were less environmentally prefer- able than demoli)on and new construc)on.14 However, the report notes that while warehouse and school reuse may require more materials than other renova)on projects, reusing these buildings is s)ll more environmentally responsible in terms of climate change and resource impacts than building anew, par)cularly when these buildings are retroced to perform at advanced eciency levels. Becer tools are needed to aid designers in selec)ng materials with the least environmental impacts.15 The ndings presented in The Greenest Building indicate the broad impacts of reuse compared to new construc)on. However, most buildings and adap)ve reuse projects will need to be analyzed and implemented on an individual basis to determine and enhance the environmental benets.
Inherent Sustainable Elements in Historic or Older Buildings Surprisingly, many historic buildings are remarkably energy ecient due to their site sensi)vity, quality of construc)on, and use of passive hea)ng and cooling.16 Before technological advances, architectural designs provided natural light and ven)la)on that inten)onally took
advantage of the outside environment and, as a result, decreased the buildings energy use. In- teres)ngly, these are some of the same characteris)cs used today in sustainable design. Many older buildings were constructed using quality materials that display a useful life well in excess of their more modern counterparts (e.g. use of solid stone walls, slated roofs, marble oors, etc.) 17 These durable, quality materials innately have a longer life space, providing a stepping stone to adap)ve reuse. Although some of these buildings may face retrojng challenges or for installing sustainable features, this should not be considered as a signicant issue, and in many cases adap)ve reuse solu)ons will achieve higher opera)onal performance than their new build counterparts. 18
Improving A Building's Sustainable and Energy Ecient Features While the energy eciency level of a specic property varies, collec)vely buildings con- )nue to profoundly impact the environment during all phases of service, including construc)on, opera)on, and demoli)on. In the United States, buildings account for 37% of primary energy use, 68% of all electricity use, 60% of nonfood/fuel raw material use, 36 billion gallons of water used per day, and a large percent of carbon dioxide, sulfur dioxide, and nitrous oxide emissions.19 Thus, while individually some proper)es may be inherently ecient and ideal for reuse, many buildings can be improved upon. In addi)on, while building reuse is sustainable in itself, it alone cannot stop environment degrada)on and climate change impacts. Therefore, a greater focus should be placed on how to incorporate sustainable design into exis)ng buildings. In order to improve upon a buildings current performance level, rst, an energy audit can help iden)fy specic deciencies in the envelope or mechanical systems. A building can become more energy-ecient through elimina)ng air inltra)on, installing ecient hea)ng or cooling systems, using ecient electrical systems and appliances, repairing or upgrading windows and doors, installing addi)onal insula)on, and adding shading devices such as awnings, shades, or trees.20 Windows can be improved upon through simple caulking or glazing, or if necessary, could be replaced with similar counterparts in terms of size, congura)on, materials, and trim. 21 On-site renewable energy, which includes solar panels, geothermal systems, and wind turbines, should also be considered.
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Sustainable designs also focus on the conserva)on of water.22 This can entail indoor fea-
tures such as low-ow toilets or on-demand hot water to reduce usage. Outdoor features such as permeable pavement, rain barrels, cisterns, and rain gardens help prevent storm water runo and can even store water for safe reuse purposes, such as irriga)on needs. Exis)ng buildings can also feature green roofs or living walls to provide addi)onal insula)on, absorb rainwater, and help reduce air urban temperatures In some cases, the original material of an exis)ng building may be at such a deteriorated state that it cannot be repaired. Instead of simply replacing these materials, recycled or environmentally-friendly materials should be used. Ideally, the most sustainable products will be durable, have a long life span, can be made from renewable resources or post-consumer waste, salvaged from previous projects, do not contain toxic substances, and may be produced locally. If acemp)ng to maintain the historic or architectural quali)es, recycled materials can also be used to match the original windows, doors, decora)ve trim, oors, or exterior surfaces. The sustainable materials should also hold true for poten)al new construc)on added on to exis)ng buildings to increase the square footage. Rehabilita)on projects should strongly consider incorpora)ng green prac)ces to increase energy eciency and adhering to green ra)ng systems, such as the Leadership in Energy and Environmental Design (LEED). Renova)ons incorpora)ng green design should preserve the original architectural or signicant characteris)cs of the building. If an historic designated property is rehabilitated with federal funds, renova)ons must comply with the U.S. Secretary of the Interiors Standards for Historic Rehabilita%on, which will be explained in greater detail in Chap- ter II.
Adap)ve reuse can reduce climate change impacts and further enhance the environ-
ment, par)cularly when compared to new construc)on. Although reuse benets may seem small when considering a single building, the absolute carbon-related impact reduc)ons can be substan)al when these results are scaled across the building stock of a city.23 The Greenest Building: Quan%fying the Environmental Value of Building Reuse notes that if the city of Portland retroced and reused single-family homes and commercial oce buildings that are likely to be demolish within the next 10 years, the poten)al total impact reduc)on would amount to about
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231,000 metric tons of carbon dioxide, approximately 15% of the countys total reduc)on tar- gets over the next decade.24 Although this sta)s)c is based on a smaller, city-wide scale, if reuse eorts were strengthened na)onally, environmental impacts could be substan)ally reduced.
Economic Benets
In The Death and Life of Great American Ci%es, Jane Jacobs eloquently spoke of the inherent value in old buildings for s)mula)ng economic ac)vity and crea)ng lively areas: Ci)es need old buildings so badly it is probably impossible for vigorous streets and districts to grow without them...The economic value of new buildings is replaceable in cit- ies. It is replaceable by the spending of more construc)on money. But the economic value of old buildings is irreplaceable at will. It is created by )me. This economic requisite for diversity is a requisite that vital city neighborhoods can only inherit, and then sustain over the years.25 According to Jacobs, the vitality and growth spurred by unique, old proper)es cannot be generated by new construc)on alone. Thus, recycling the exis)ng building stock is impera)ve in the livelihood of neighborhood. Many facili)es appropriate for adap)ve reuse projects typically no longer serve economically viable func)ons, have been abandoned, or are at risk of becoming vacant. Adap)ve reuse of obsolete or underu)lized sites can help avoid vacancy by assigning new func)ons and services to communi)es, which subsequently strengthens the citys tax base. Without redevelopment, these structures can acract addi)onal disinvestment or crime from visible deteriora)on and vacancy.26 The economic benets become increasingly important for blighted industrial areas aected by the decline of U.S. manufacturing. Recycling old industrial sites can help rejuvenate neighborhoods by s)mula)ng new business ac)vity. In addi)on, according to a report published by PlaceEconomics for the Advisory Council on Historic Preserva- )on, historic preserva)on has posi)ve aects on the local economy, in terms of job, property values, heritage tourism, and downtown revitaliza)on.27 Repurposed sites foster local economic growth and community reinvestment by generat- ing new tax revenue sources. For example, in 1997, the Na)onal Historic Rehabilita)on Tax Credit cer)ed investment was $688 million, which then generated $762 million in income and $319 million in taxes.28 To further support the local economy, materials and labor needed for remedia)on, demoli)on, and construc)on can obtain from local businesses. 29
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Adap)ve reuse also creates employment opportuni)es oset by vacancy or a plants re-
)rement through remedia)on, demoli)on, and construc)on that generate temporary jobs. New land uses require permanent employment posi)ons for sta, maintenance, or other posi)ons. Research indicates that dollar for dollar, rehabilita)ng historic buildings generates more employment than new construc)on. For example, one study found that $1 million in historic preserva)on ac)vity creates about 38 jobs, while $1 million in new construc)on of non-residen)al structures creates 36 jobs.30 In Delaware, another report from 2010 found that $1 million spent on rehabilita)ng historic proper)es created 14.6 jobs, whereas 11.2 jobs were created in new construc)on and 9.2 jobs from manufacturing output with the same $1 million spent.31 Simi- larly, in Georgia, a report from 2011 indicated that historic preserva)on created more jobs per $1 million of economic ac)vity that in other major industries.32 While historic preserva)on generated 18.1 jobs, new construc)on created 14.9, poultry processing created 10.4, air transporta)on created 8.7, computer manufacturing created 4, and automobile manufacturing crated 3.5. Finally, historic preserva)on has the ability to generate a variety of jobs posi)ons. From 2002 to 2009, 4,443 total jobs were created in Kansas from historic rehabilita)on tax credit ac)vi)es.33 While almost half of those jobs were in the construc)on industry, 832 were created in services, 605 in retail, and 500 in manufacturing. In addi)on, other industry sectors were im- pacted, including agriculture, mining, transporta)on, and public u)li)es. Repurposing obsolete or vacant buildings also encourages local economic development by acrac)ng new businesses and increasing property values.34 One study, which included thousands of residen)al proper)es in 15 American ci)es, indicated the posi)ve eect on property values. The study found that the value of historic designated proper)es was 5% to 20% higher than comparable non-designated proper)es.35 In addi)on, historic proper)es produce a halo eect, where even the proximity to a heritage district raised the value of non-designated proper)es. Based o another study released in 2010, houses in the Na)onal Register historic districts in Philadelphia priced 14.3% more than comparable proper)es not located in a historic district.36 Similar results have been found in other ci)es and because of the increased property values, the county and city received addi)onal tax revenues to support further growth. While simultaneously encouraging sustainable development, adap)ve reuse u)lizes embodied energy and does not have to compensate for costs already spent in construc)ng a building. Recycling these buildings avoids demoli)on costs, which are predicted to increase with
the rise of future energy prices.37 Rehabilita)on can even cost less than demoli)on and reconstruc)on, given there are no addi)onal issues like structural changes, major building code viola- )ons, or environmental remedia)on.38 One report notes: On average, the cost of a large commercial rehabilita)on will be about 4% lower than comparable new construc)on on a clear site. If the new building requires demoli)on of an exis)ng structure, the savings are greaterEven where rehabilita)on costs are more than new construc)on, it can s)ll produce a higher rate of return. Central loca)ons, interes)ng architecture and high-quality materials will omen lead to higher rents and occupancy rates for heritage buildings.39 In addi)on to reusing the embodied energy in the original building, exis)ng infrastructure can also be reused to case on costs. One es)mate concludes that preserva)on projects save 50% to 80% in infrastructure costs compared to new suburban developments.40 Projects that both recycle exis)ng buildings and add green design can also benet the propertys owner or managing agency by providing a good rate of return on the investment. Some case studies have shown that businesses engaged in greening exis)ng buildings have received payback for their incremental investment in as low as two years.41 Although the upfront costs for retrojng and adding sustainable design may be considered high for agencies, retroced buildings reduce costs in the long-term due to lower overall energy and opera)ng costs. By greening an exis)ng building, the u)lity cost savings for energy and water typically range from 25% to 40%.42 Sustainable adap)ve reuse projects also produce a higher rater of return for building owners as the retroced improvements typically increase average rents, average occupancy rates, and the resale value.43 In addi)on, compared to construc)ng new space, rehabilita)on can be created more quickly if extensive structural reconstruc)on is not required, subsequently lowering construc- )on costs and other opera)onal expenses.44 For the same square footage, rehabilita)on can take half to three-quarters of the )me as demoli)on and reconstruc)on.45 Heritage tourism created by historic preserva)on, which can be extended to many adap)ve reuse projects, can also s)mulate the local economy through spending money on lodg- ing, food, retail, transporta)on, as well as recrea)on and entertainment. Tourist spending can contribute millions of dollars to state sales taxes and local government revenues, while also suppor)ng employment and payrolls.46
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Although the previous informa)on on economic development focuses primarily on his-
toric preserva)on, as it is the most relevant data available, it can be assumed that adap)ve reuse would generate similar outcomes because it entails many of the same planning and rehabilita)on processes as historic preserva)on. The discussed economic benets poten)ally spurred by preserving old buildings are not meant to insinuate that new construc)on is expendable. In fact, a diverse mixture of old and new construc)on reects the economic past throughout genera)ons and also encourages the economic growth for the future. Jacobs writes, The only harm of aged buildings to a city district of street is the harm that eventually comes of nothing but the old age--the harm that lies in everything being old and everything becoming worn out. 47 Building diversity in age and structure helps create lively areas by supplying dierent aordability levels and economically valuable places for specic businesses and residents. To conclude, Jacobs touches specically on adap)ve reuses transforma)onal ability to Among the most admirable and enjoyable sights to be found along the sidewalks of big ci)es are the ingenious adapta)ons of old quarters to new uses. The town-house parlor that becomes a cramsmans showroom, the stable that becomes a house, the basement that becomes an immigrants club, the garage or brewery that becomes a theater, the beauty parlor that becomes the ground oor of a duplex, the warehouse that becomes a factory for Chinese food, the dancing school that becomes a pamphlet printers, the cobblers that becomes a church with lovingly painted windows--the stained glass of the poor--the butcher shop that becomes a restaurant: These are the kinds of minor changes forever occurring where city districts have vitality and are responsive to human needs.48 reect on economic and social dynamism within neighborhoods:
Social Benets
Old buildings are more than just bricks and mortar. Building walls contain countless nar- ra)ves from the past, revealing historical periods, neighborhood or economic transforma)ons, or the ajtudes and experiences of people that lived or worked in those spaces. Through preserving these historic characteris)cs and celebra)ng once valuable community spaces, adap)ve reuse has the ability to generate a variety of social benets. As one architect notes, there is no built heritage without an intangible dimension, and historic heritage is vital as it transports memory from a distant Time.49 Exis)ng and his-
toric buildings are the physical manifesta)on of memory and a community without memory is a meaningless place.50 Through their life cycles, buildings gain immaterial value. The spirit of the place or the intangible essence are represented in a buildings form, architectural design, materials used, use and func)on, and loca)on worth preserving.51 It is this spirit and essence that assigns buildings as a living, changing part of a citys environment. Because adap)ve reuse preserves original building characteris)cs, the meaning and value of a buildings past func)on is honored and remembered. But, in addi)on to preserving the past memory embodied with a building, extending the life of a building and assigning new func)ons further provides the opportunity to enhance the spirit of the place, or the intangible essence, that deems these sites signicant. While each individual building has its own unique signicance, buildings are not isolated from their surrounding environment. Buildings contribute to the signicance of a neighborhood or city by represen)ng the past physical environment, former opera)ons, and architecture. In addi)on, preserva)on of the built environment represents and helps maintain culture or a neighborhoods iden)ty. One regional planner describes the importance of cultural conserva- )on as: maintaining cultural diversity in much the same way that environmentalists seek to maintain biological diversity...To demolish the dis)nc)ve neighborhoods that characterize the worlds ci)es and replace them with uniform twenty-rst- century seclements is analogous to cujng down a rain forest and replacing it with pasture or monocrop )ll- age. It reduces cultural diversity and increases entropy.52 Another scholar argues that ...physical reminders provide a sense of place acachment, con)nuity and connectedness that we are rarely aware of but that play a signicant role in our psycho- logical development as individuals and in our place iden)ty or cultural iden)ty as families or ethnic and cultural groups.53 Preserva)on can strengthen civic pride and community engagement by involving residents in the redevelopment process and celebra)ng their neighborhoods heritage. According to a report published by PlaceEconomics for the Advisory Council on Historic Preserva)on, preserva)on is also strongly related to a neighborhoods quality of life: The long-term quality and character of a community is directly related to its willingness to iden)fy, protect, and enhance those places that dene and dieren)ate it. Educa- )onal, cultural, aesthe)c, social, and historic values are building blocks of quality of life.
Historic preserva)on is not about ci)es being the museums of yesterday; historic preserva)on is about using heritage resources to build quality of life for tomorrow. 54 Quality of life is also linked to and determined by a variety of the economic factors dis-
cussed in the previous sec)on, such as business ac)vity, employment, or vacancy rates. Through assigned new func)ons to an exis)ng building, adap)ve reuse can benet communi)es by reducing the number of vacant or obsolete buildings, which further prevents crime or disinvestment as well as generates new tax revenue and employment.55 Instead of limi)ng growth, repurposed buildings add valuable, used spaces that support revitaliza)on and vibrancy. While the nal intended use of a building can vary according to project type, aordable housing units, community centers, schools, entertainment, and shopping centers can all provide needed or desired services to further strengthen a neighborhood and its inhabitants. If preserved, exis)ng buildings can pay tribute to the intangible history and heritage through spreading knowledge about its past life. A greater knowledge of the immaterial, intangible essence can help guide an adap)ve reuse project through preserva)on and revitalizing the site with a new future. Neglec)ng a sites past culture and heritage fails to take advantage of poten)al opportuni)es for the best, future building func)ons. Historic designa)on status, the educa)on poten)al to the public, and rela)onship to the neighborhood may be overlooked. Because many )mes the economic aspects are stressed in adap)ve reuse projects, it is dicult to preserve or enhance the original spirit of the place or the intangible essence, which are overlooked or are taken into account to a lesser degree. 56 Involved stakeholders in adap)ve reuse projects typically strive to give a building the best new use, gain higher prots than before, and improve the community. But omen the intangible essence is lem out of the original inten)ons for preserving the site as well as the surveys and evalua)ons. Author Stella Maris Casal notes: It needs that professionals involved are more aware of the intangible message that lies beneath the material message. They should be ready to react with sensi)vity, and also with crea)vity to enhance the hidden cultural references. Successful results will not be a problem of major or minor architectural resources, but plainly of a good architectural brief and proposal, based on a deep knowledge of the theore)cal background with re- gard to preserving the spirit of the place. The preserva)on of our architectural heritage is certainly not a task just for architects but a mul)disciplinary ac)vity, but it is the architect who nally has to translate into concrete material ac)ons the ideas for the rehabilita)on and thus preserve and enlighten the intangible message of our built heritage.57
According to Casal, it is not enough to simply carry out historic research or conduct a careful survey and appraisal of architectural quali)es and technical condi)ons.58 When analyzing the best use of an exis)ng building, some scholars have cau)oned against transforming the site into a museum, as this preserves almost all its features, except its real life.59 Instead of mummica)on, a changing, new func)on can keep it alive. Preserved relics, tes)monials, and references of the past such as the original building name, furniture, equipment, or pictures should remain alongside the new purposes. Architect Joo Campos writes: One of the most obvious parallels that can be established is the danger of conver)ng the historical into a consumer product, serving the people who visit it without any links to the people who live in it...Monuments and sites will only cons)tute outstanding examples of mankinds genius if, to the aesthe)c quali)es of a know-how developed by dierent peoples, we add the percep)on of a cultural value that makes them unique and inter-relatable with a universal sense, in their historicity as well as in their authen)city.60 Both Casal and Campos comment on the diculty for determining the best new use of an exist- ing, especially in how to preserve the true intangible essence. Adap)ve reuse project must not only consider and ques)on what the building has the poten)al to become, but what the building has been. The historic tes)mony and immaterial value embodied with a building is necessary to understand in the process of determining whether to demolish or preserve a building.
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Chapter I: Sec3on Endnotes

1 Commonwealth of Australia, Department of the Environment and Heritage, Adap%ve Reuse: Preserving Our Past,
Building Our Future (Commonwealth of Australia, Department of the Environment and Heritage, 2004); Historic Charleston Founda)on, Annual Report 2010 (Historic Charleston Founda)on, 2010). 2 Na)onal Trust for Historic Preserva)on, "Posi)on Statement: Historic Preserva)on and Sustainability, Preserva- %on Na%on, accessed October 31, 2011. 3 PlaceEconomics, Measuring the Economics of Preserva%on: Recent Findings (Advisory Council on Historic Preser- va)on, June 2011), 6. 4 Carroon, Sustainable Preserva%on: Greening Exis%ng Buildings, 5-6. 5 Kathryn Rogers Merlino and Peter Steinbrueck, "The Greenest Prac)ce: Cultural Sustainability, Adap)ve Re-use and the New Preserva)on Ethic," Column 5, no. 22 (2009), 70-73. 6 Peter Steinbrueck and Kathyrn Rodgers Merlino,"We Recycle Cans and Bocles, Why Not Buildings?" The Sea]le Times, September 16, 2008. 7 James T. Kienle, "Essay: Can Historic Preserva)on Help Lead Us Out of the Recession," Contract Magazine, Sep- tember 28, 2009. 8 Richard A. Scadden and Stephen J. Mitchell, Facility Decommissioning and Adap)ve Reuse (paper presented, Na)onal Defense Industrial Associa)on (NDIA) 27th Environmental Symposium and Exhibi)on, Aus)n, Texas, April 23-26, 2001). 9 Preserva)on Green Lab, Na)onal Trust for Historic Preserva)on, The Greenest Building: Quan%fying the Environ- mental Value of Building Reuse (Na)onal Trust for Historic Preserva)on, 2011), vi, 61. 10 Ibid. 11 Ibid., viii-ix. 12 Ibid., ix. 13 Ibid., 78. 14 Ibid. 15 Ibid., ix. 16 Na)onal Trust for Historic Preserva)on, "Posi)on Statement: Historic Preserva)on and Sustainability. 17 Langston et al., "Strategic Assessment of Building Adap)ve Reuse Opportuni)es in Hong Kong. 18 Craig Langston, Green Adap)ve Reuse: Issues and Strategies for the Built Environment, (paper presented, 1st Interna)onal Conference on Sustainable Construc)on & Risk Management, Chongqing Municipality, China, June 12, 2010), hcp://epublica)ons.bond.edu.au/sustainable_development/75/. 19 Carroon, Sustainable Preserva%on: Greening Exis%ng Buildings, 5-6. 20 Advisory Council on Historic Preserva)on, Sustainability and Historic Federal Buildings (Washington D.C., May 2, 2011), 9, hcp://www.preserva)onna)on.org/issues/sustainability/green-lab/valuing-building-reuse.html. 21 Ibid., 18. 22 Ibid., 19-20. 23 Preserva)on Green Lab, Na)onal Trust for Historic Preserva)on, The Greenest Building: Quan%fying the Environ- mental Value of Building Reuse, viii. 24 Ibid. 25 Jane Jacobs. The Death and Life of Great American Ci%es (New York and Toronto: Random House, 1961) 187, 199. 26 Government of Saskatchewan, Heritage Resources Branch, Economic Benets of Heritage Conserva%on (Govern- ment of Saskatchewan, accessed November 11, 2011) 27 PlaceEconomics, Measuring the Economics of Preserva%on: Recent Findings, 2. 28 David Listokin, Barbara Listokin, and Michael Lahr, "The Contribu)ons of Historic Preserva)on to Housing and Economic Development," Housing Policy Debate 9, no. 3 (1998): 456..
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29 Business Review, "Adap)ve Reuse of Historic Buildings Makes Economic Sense." The Business Review, October 21,
2002. 30 Listokin, Barbara Listokin, and Michael Lahr, "The Contribu)ons of Historic Preserva)on to Housing and Economic Development. 31 PlaceEconomics, Measuring the Economics of Preserva%on: Recent Findings, 3. 32 Ibid. 33 Ibid. 34 Business Review. "Adap)ve Reuse of Historic Buildings Makes Economic Sense." 35 Government of Saskatchewan, Heritage Resources Branch, Economic Benets of Heritage Conserva%on. 36 PlaceEconomics, Measuring the Economics of Preserva%on: Recent Findings, 4. 37 Commonwealth of Australia, Department of the Environment and Heritage, Adap%ve Reuse: Preserving Our Past, Building Our Future. 38 Langston et al., "Strategic Assessment of Building Adap)ve Reuse Opportuni)es in Hong Kong, 1711. 39 Government of Saskatchewan, Heritage Resources Branch, Economic Benets of Heritage Conserva%on. 40 PlaceEconomics, Measuring the Economics of Preserva%on: Recent Findings. 41 Jerry Yudelson, Greening Exis%ng Buildings (New York: McGraw-Hill Companies, 2010), 22. 42 Ibid., 76. 43 Ibid., 35. 44 Craig Langston et al., "Strategic Assessment of Building Adap)ve Reuse Opportuni)es in Hong Kong, 1711. 45 Ibid. 46 PlaceEconomics, Measuring the Economics of Preserva%on: Recent Findings, 5. 47 Jacobs, The Death and Life of Great American Ci%es, 198. 48 Jacobs, The Death and Life of Great American Ci%es, 194-195. 49 Joo Campos, The Cultural Consistence of Built Heritage Cons)tutes its Intangible Dimension (paper presented, 14th ICOMOS General Assembly and Interna)onal Symposium: Place, memory, meaning: preserving intangible values in monuments and sites, Victoria Falls, Zimbabwe, 2003), 1. 50 PlaceEconomics, Measuring the Economics of Preserva%on: Recent Findings, 9. 51 Stella Maris Casal,The Spirit of Place and the New Uses (paper presented, 16th ICOMOS General Assembly and Interna)onal Symposium: Finding the spirit of place between the tangible and the intangible, Quebec, Canada, 2008), 8, hcp://openarchive.icomos.org/199/. 52 John Keene, "The Links Between Historic Preserva)on and Sustainability: An Urbanist's Perspec)ve," In Manag- ing Change: Sustainable Approaches to the Conserva%on of the Built Environment (Los Angeles: The Gecy Conser- va)on Ins)tute, 2003), 13, 15. 53 Setha Low, "Social Sustainability: People, History and Values," in Managing Change: Sustainable Approaches to the Conserva%on of the Built Environment (Los Angeles: The Gecy Conserva)on Ins)tute, 2003), 47. 54 PlaceEconomics, Measuring the Economics of Preserva%on: Recent Findings, 9. 55 Langston et al., "Strategic Assessment of Building Adap)ve Reuse Opportuni)es in Hong Kong, 1712. 56 Stella Maris Casal,The Spirit of Place and the New Uses, 8. 57 Ibid., 9. 58 Stella Maris Casal, The Adap)ve Re-Use of Buildings: Remembrance or Oblivion? (paper presented, 14th ICO- MOS General Assembly and Interna)onal Symposium, Victoria Falls, Zimbabwe, 2003), 1. 59 Ibid. 60 Campos, The Cultural Consistence of Built Heritage Cons)tutes its Intangible Dimension, 4.
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II. Key Considera3ons and Barriers

A number of major considera)ons and barriers should be examined in determining the viability, best new land use, and success of an adap)ve reuse project. The following informa)on is intended to introduce general issues related to redevelopment processes. Zoning, compa)bility with adjacent land uses, exis)ng structure, environmental contamina)on, historic designa- )on process, funding mechanisms, as well as social, poli)cal, economic and regulatory considera)ons will be discussed.
Zoning
Zoning dictates the allowed land use for a par)cular site, which varies by municipal or local governments. These jurisdic)ons were originally intended to promote health, safety, and general welfare. Property owners and site developers must ensure that the future use of an exis)ng building will be permiced according to the designated zoning laws. Although some exis)ng zoning classica)ons can be changed and amended to assign new adap)ve reuse building func)ons, government approval is typically needed. However, some overlying districts or specic codes may make zoning changes dicult. For example, ci)es such as Chicago have created Planned Manufacturing Districts (PMD), a special zoning classica)on intended to prohibit land use changes to preserve exis)ng manufacturing areas and foster the citys industrial base. Special zoning districts, such as PMDs, can make zoning changes dicult and stand as a regulatory barrier, limi)ng the future new uses of an exis)ng building.
Compa3bility with Adjacent Land Uses

In order to successfully assign a cohesive and benecial new use for an adap)ve reuse site, the surrounding community, density, demographic data, exis)ng land uses, and desirability of the loca)on must be analyzed. The amount of adjacent residen)al, commercial, business, parks or manufacturing parcels and exis)ng infrastructure need to be examined to ensure that the new building func)on and design spa)ally ows and connects with the neighborhood. For example, a residen)al building may not be the best new use for an exis)ng building if the recycled site is located next to a pollu)ng, noisy factory. Similarly, typically a grocery store would not
be the best choice for an adap)ve reuse project if another grocery store is located next to the site. Rather, if a neighborhood lacks a specic service, the poten)al op)ons for the site should seriously consider those needed resources. Finally, transporta)on and density of the surrounding land uses are crucial in determining walkability and accessibility to the site.
Exis3ng Structures and Site Quality

To reuse and modify the func)ons of the exis)ng buildings onsite, the structural integrity, durability, lot size, and environmental quality need to be assessed. Feasibility and project success can heavily depend on the exis)ng founda)on or poten)al construc)on issues. Al- though many old buildings were inherently built with quality materials and sturdy frames, )me and a lack of maintenance can contribute to physical deteriora)on or structural failure.1 In addi)on to the structural characteris)cs, the condi)ons of the roof, windows, interior and exterior walls, stairs, oors, plumbing, insula)on, ven)la)on, and ligh)ng should all be inves)gated to determine the extent renova)on required. The ini)al analysis of these building features can help iden)fy what areas need be improved upon to make the building more energy-ecient. Nonetheless, extensive or unan)cipated structural, architectural, or design challenges can extend the rehabilita)on )me and drama)cally increase the total costs. Therefore, these issues need to be iden)ed early in the adap)ve reuse process to calculate a cost/benet ra)on and determine the overall feasibility of repurposing a site. Many old industrial or historic sites also require remedia)on to clean up environmental contamina)on caused by harmful materials such as asbestos, lead, or underground tanks. The level of remedia)on required by regula)ons will depend on the intended land uses and degree of contamina)on. However, given the history of pollu)on caused by old coal-red power plants, sustainable features should be incorporated into a sites new use to improve the neighborhoods quality of health and the exis)ng environment.
Historic Designa3on
The historic quali)es and architectural features of an exis)ng also should be studied in order to preserve the original character and value within the community. To help ensure preserva)on, some buildings may qualify as a historically recognized property through the Na)onal
Historic Landmarks and Na)onal Register of Historic Places, both federal programs.2 Addi)onal programs for designa)ng historic landmarks are provided through municipal or local governments. In order for a building to qualify as a Na)onal Historic Landmark, it needs to represent na)onal signicance through an outstanding aspect of American history or culture, such as: be a loca)on with the strongest associa)on with a turning point or signicant event in our na)on's history. be the best loca)on to tell the story of an individual who played a signicant role in the history of our na)on. be an excep)onal representa)on of a par)cular building or engineering method, technique, or building type in the country provide the poten)al to yield new and innova)ve informa)on about the past through archeology.3
The building should contain a high degree of integrity, or should not be signicantly modied or deteriorated, to assure the property can convey its historical alia)on or acribute.4 The designa)on process usually takes 2 to 5 years.5 The designa)on criteria and process for the Na)onal Register of Historic Places is similar to Na)onal Historic Landmarks, but diers in that chosen buildings for the Na)onal Register have a smaller geographic signicance, primarily on state or local level.6 As a result, in many cases, there is a greater likelihood that a historic buildings will be eligible for Na)onal compared to gaining Na)onal Historic Landmarks status. Thus, the Na)onal Register evalua)on criteria, legal requirements, and program benets will be described in greater detail. For a site to become eligible for the Na)onal Register, it must rst present a quality of signicance in American history, architecture, archeology, engineering, and culture.7 In addi- )on, the property must possess integrity of loca)on, design, sejng, materials, workmanship, feeling, and associa)on and that: A. are associated with events that have made a signicant contribu)on to the broad pacerns of our history; or B. are associated with the lives of signicant persons in or past; or
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C. embody the dis)nc)ve characteris)cs of a type, period, or method of construc)on, or that represent the work of a master, or that possess high ar)s)c values, or that represent a signicant and dis)nguishable en)ty whose components may lack individual dis)nc)on; or D. have yielded or may be likely to yield, informa)on important in history or prehistory.8 It should be noted that historic integrity, or whether the property has retained its original features that convey its signicance, is a crucial part of designa)on eligibility. Seven aspects of integrity include: loca)on, design, sejng, materials, workmanship, feeling, and associa)on. Although cemeteries, birthplaces, graves of historical gures, proper)es owned by religious ins)tu)ons or used for religious purposes, structures that have been moved from their original loca)ons, reconstructed historic buildings, proper)es primarily commemora)ve in nature, and proper)es that have achieved signicance within the past 50 years are typically not eligible for the Na)onal Register, some excep)ons may allow these sites to qualify.9 The rst step in gaining lis)ng a property in the Na)onal Register of Historic Places, requires property owners, organiza)ons, government agencies, or other individuals and groups to submit a historic designa)on nomina)on to state historic preserva)on oces.10 State historic preserva)on oces are responsible for solici)ng public comments and reviewing the proposed nomina)ons with the states Na)onal Register Review Board. While the length of the review process varies by state, it typically will take a minimum of 90 days.11 During this period the state oces also no)fy property owners and local governments of the nomina)on, and if owners object historic designa)on status, the property cannot be listed. However, the nomina)on may be forwarded to the Na)onal Park Service for a Determina)on of Eligibility for further review. Amer, completed nomina)ons, accompanied by recommenda)ons, are presented to the Na)onal Park Service for nal review, which makes a decision within 45 days. 12 The U.S. Secretary of the Interior is responsible for establishing standards for the preserva)on, rehabilita)on, and maintenance of historic buildings. The Secretary of the Interiors Standards for Rehabilita%on (Department of the Interior regula)ons 36 CFR 67) include details on a buildings site, interior and exterior, materials, sizes, occupancies, landscaping, and renova)ons. The Standards pertain to all historic listed in or eligible for lis)ng in the Na)onal Regis- ter of Historic Places. The Secretary of the Interiors Standards for Rehabilita%on are as follows:
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1. A property shall be used for its intended historic purpose or be placed in a new use that requires minimal change to the dening characteris)cs of the building and its site and environment. 2. The historic character of a property shall be retained and preserved. The removal of historic materials or altera)on of features and spaces that characterize a property shall be avoided. 3. Each property shall be recognized as a physical record of its )me, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. 4. Most proper)es change over )me; those changes that have acquired historic signicance in their own right shall be retained and preserved. 5. Dis)nc)ve features, nishes, and construc)on techniques or examples of cramsman- ship that characterize a historic property shall be preserved. 6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deteriora)on requires replacement of a dis)nc)ve feature, the new feature shall match the old in design, color, texture, and other visual quali)es and, where possible, materials. Replacement of missing features shall be substan)ated by documentary, physical, or pictorial evidence. 7. Chemical or physical treatments, such as sandblas)ng, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible. 8. Signicant archeological resources aected by a project shall be protected and preserved. If such resources must be disturbed, mi)ga)on measures shall be undertaken. 9. New addi)ons, exterior altera)ons, or related new construc)on shall not destroy historic materials that characterize the property. The new work shall be dieren)ated from the old and shall be compa)ble with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. 10. New addi)ons and adjacent or related new construc)on shall be undertaken in such a manner that if removed in the future, the essen)al form and integrity of the historic property and its environment would be unimpaired.13 To qualify for federal tax credits or assistance, a rehabilita)on project must comply with
these standards to ensure changes are consistent with the original historic character. As a result, the Standards are par)cularly signicant when installing contemporary, green design elements in a historic property. A more recent publica)on, the Illustrated Guidelines on Sustainability for Rehabilita%ng Historic Buildings, serves as an addi)onal guide that showcases the best prac)ces
for how to incorporate sustainable features and cites recommenda)ons.14 Thus, early planning and the use of professional sta can help ensure that rehabilita)on is carried out correctly, federal tax credits are received, and damage to a historic buildings fabric is avoided. The success and viability of certain redevelopment projects may jeopardized due to the length of the designa)on process and strict standards required if federal money or tax incen- )ves are involved. However, these programs are instrumental in preserving valuable proper)es that represent various aspects of na)onal, state, or local history, which otherwise might be demolished or harmfully altered. In addi)on, designa)on status can also encourage the rehabilita- )on of historic sites, par)cularly within the private sector, through providing property owners with a number of nancial incen)ves.
Financial Incen3ves Amer a property is listed in the Na)onal Register, owners can take advantage of the Fed- eral Historic Preserva)on Tax Incen)ves program, federal preserva)on grants for planning and rehabilita)on, preserva)on easements to nonprot organiza)ons, and possibly Interna)onal Building Code re and life safety code alterna)ves.15 Other nancial aid for rehabilita)ng historic proper)es includes charitable contribu)ons, state tax incen)ves, tax credits for low- income housing, and preserva)on easements. However, as previously noted, when federal funding is involved, rehabilita)on projects must comply with The Secretary of the Interiors Standards for Rehabilita%on. Administered through the Na)onal Park Service, Internal Revenue Service (IRS), and State preserva)on oces, the Federal Historic Preserva)on Tax Incen)ves program oers either a 20% or 10% rehabilita)on tax credit equal to the amount spend to rehabilitate a property. Al- though both lower the amount of tax owed on the property, the programs dier in terms of eligibility requirements.16 The 20% rehabilita)on tax credit applies to a cer%ed rehabilita%on of a cer%ed historic structure.17 A cer%ed historic structure is a building listed in the Na)onal Register or located within a registered historic district. The tax credit is available for the rehabilita)on of income-producing buildings, specically, commercial, industrial, agricultural, or rental residen- )al purposes, but it is not available for proper)es used exclusively as the owners private
residence.18 A cer%ed rehabilita%on must be approved the Na)onal Park Service in order to prevent damaging or destroying the interior or exterior features that dene a buildings historic character. Finally, to be eligible for the 20% tax credit, the rehabilita)on project must meet IRS requirements, which are s)pulated in the Na)onal Park Service, Technical Preserva)on Serv- icess report Historic Preserva%on Tax Incen%ves. Amer comple)ng a rehabilita)on project, cer)ca)on paperwork is sent to the State preserva)on oce and the Na)onal Park Service to be evaluated.19 The tax credit is claimed through an IRS tax form, which is led with the Na)onal Park Service cer)ca)on for the project. Finally, the property owner must possess the building for 5 years amer rehabilita)on is completed, or pay back the credit in varying amounts depending on the length of ownership.20 The 10% tax credit diers in that it can be applied to the rehabilita)on of non-historic buildings placed in service before 1936.21 Rehabilita)on must be for non-residen)al use only and cannot be used on cer%ed historic structures. In addi)on, the project costs must exceed either $5,000 or the adjusted value of the property, whichever is greater. While there is no formal review process for the 10% rehabilita)on tax credit, the credit must be claimed through the IRS. Finally, projects must meet three criteria: at least 50% of the external walls exis)ng at the )me rehabilita)on began must remain in place at the projects conclusion, at least 75% of the exis)ng external walls must remain in place as either external or internal walls, and at least 75% of the internal structural framework must remain in place.22 State and local governments may also oer designa)on programs that feature other - nancial incen)ves for rehabilita)on. The sec)on )tled Poten)al for Historic Designa)on, in Chapter V: The Adap)ve Reuse of Fisk Genera)ng Sta)on, will provide more in-depth informa- )on on the designa)on process and nancial aid provided specically in Illinois and Chicago. Clearly, all old buildings or newer buildings worth saving do not meet the criteria for his-
toric designa)on status or to receive nancial aid. While these historic preserva)on programs are vital in protec)ng eligible buildings, they exclude other sites and structures with adap)ve reuse poten)al, especially if the property is less than 50 years old. Therefore, proper)es without historic designa)on may face a greater likelihood of demoli)on due to the lack of federal
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protec)on and nancial support. But these valuable buildings should not be overlooked as their reuse can provide various environmental, economic, and social benets.
Funding Mechanisms
Rehabilita)on costs, par)cularly if they include sustainable design plans, are one of most prominent barriers that limits the ini)a)on or con)nua)on of adap)ve reuse projects. Adap)ve reuse costs are inuenced by a number of factors that vary according to dierent building and site condi)ons, including )me, poten)al remedia)on levels, extent of structural or construc)on ac)vity, ownership, and project size. Because renova)on projects face a larger probability for unintended costs, separate funds should be set aside to ensure rehabilita)on is completed. In many cases, there is a percep)on that the costs will be greater than the future benets. However, to oset various rehabilita)on costs and avoid cost overruns, successful projects leverage mul)ple sources of investment and nancing mechanisms. Although certain funding sources vary depending on the intended land use outcomes, mobilizing a mix of public and private funds at each stage of the project can minimize costs. Public funding includes EPA remedia)on or assessment grants, historic preserva)on tax credits, tax-increment nancing districts, new market tax credits, or sustainability grants. Private funds can derive from businesses, developers, or other organiza)ons to aid the ini)al equity investments, loans, or grants. Some specic available adap)ve reuse nancing op)ons include:23 1. Browneld and Remedia)on Grants administered by the U.S. Environmental Protec)on Agency. Specic types consist of: Assessment Grants: provide funding to inventory, characterize, assess, and conduct planning and community involvement related to browneld sites. Revolving Loan Fund Program: funding for a grant recipient to capitalize a revolving loan fund and to provide sub-grants to carry out cleanup ac)vi)es at browneld sites. When loans are repaid, the loan amount is returned into the fund and re-lent to other borrowers, providing an ongoing source of capital within a community. Recipients must generally cover a share of costs amoun)ng to 20% of total funds awarded. Cleanup Grants: provide funds to carry out cleanup ac)vi)es at browneld sites. An eligible en)ty may apply for up to $200,000 per site. Cleanup grants require a
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20% cost share, which may be in the form of a contribu)on of money, labor, material, or services, and must be for eligible and allowable costs. 2. The Economic Development Assistance Program administered by the Economic Devel- opment Administra)on: Funds are typically alloced to provide decent aordable housing and create economic opportuni)es, primarily for low and moderate income people. Grant criteria includes assis)ng economically distressed or underserved communi)es and addressing na)onal strategic priori)es such as technology-led development, global compe))veness and innova)on, and sustainable development. Grant recipients generally bear 50% of project costs. 3. Community Development Block Grants administered by the U.S. Department of Housing and Urban Development: Grants are used to provide decent housing, a suitable living environment, and expanded economic opportuni)es principally for low and moderate income people. Funds must be applied for by local government en))es and may be used for housing development purposes. Projects must use at least 70% of the funding to benet low and moderate income individuals. 4. Historical Preserva)on Tax Credits and grants administered by the Na)onal Park Service or from State Historic Preserva)on Oces. Please refer to the previous sec)on )tled Historic Designa)on for more informa)on. 5. New Markets Tax Credits (NMTC): Individuals and corporate investors receive a federal income tax credit for making qualied equity investments in designated Community De- velopment En))es. NMTC are intended to acracts investment capital to low-income communi)es. A 39% credit of the investment is provided and is claimed over a seven- year period. In each of the rst three years, a credit equal to 5% of the amount paid for stock or capital interest at the )me of purchase is alloced to the investor. In the nal four years, the credit increases to 6% annually. 6. Low-income Housing Tax Credits: These federal housing tax credits encourage the private market to invest in aordable rental housing. Developers of qualied projects can then sell these credits to investors to raise capital or equity for a projects, reducing the debt that the developer would otherwise have to borrow. Because the debt is lower, a tax
credit property can in turn oer lower, more aordable rents. If the property complies with program requirements, investors receive a dollar-for-dollar credit against their federal tax liability each year over a period of 10 years. The amount of the annual credit is based on the amount invested in the aordable housing. 7. Tax Increment Financing (TIF): A tool used to nance a project using the steam of revenue created by the project or other projects within a TIF district. Typically, when a TIF district is created, the amount of tax revenue that the area is currently genera)ng is set as a baseline level held over a period of )me. The addi)onal property tax growth spurred by community improvements and TIF funding can then be used to fund new redevelopment projects or pay back bonds issued to pay upfront costs. Tax abatement for a specied )me period, energy eciency incen)ves, private or non-prot grants or loans, or other sources can also contribute funding to an project.
Social Considera3ons
Just as vacancy or obsolescence signicantly impacts a neighborhood, so does the nal purpose or func)on of a building. Both public engagement and mul)-stakeholder involvement are crucial aspects in adap)ve reuse project success to foster ini)al as well as con)nual nancial, poli)cal, and community support. Municipali)es, planning ocials, or developers need to ensure that the public has a basic understanding of redevelopment concepts, through dening the adap)ve reuse process and conveying how residents will benet. Because the new use of a building should aim to benet the surrounding community and its inhabitants, residents feed- back, concerns, ques)ons, and advice should be solicited and taken into considera)on. In some cases, neighborhood opposi)on could delay or stop a projects implementa)on. However, con- sulta)on with residents and community organiza)ons can help preserve with exis)ng heritage and culture, iden)fy the neighborhoods wishes, gain a public consensus, meet the communitys needs, and integrate new building uses with future neighborhood plans. Educa)onal sessions, public workshops, and hearings can promote a necessary, con)nual dialogue between planners or developers and neighborhood residents.
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Other Considera3ons
In addi)on to the previously discussed considera)ons and poten)al barriers for adap)ve reuse projects, other general factors should also be considered and include: Building Ownership: A knowledge of and a rela)onship with owners are necessary to analyze the overall land acquisi)on processes. Ownership can help determine if or when a property will be sold and the expected costs. The adap)ve reuse process can also depend on whether the property owner ini)a)ng rehabilita)on is a private or public agency. Poli)cal Agenda and Support: Poli)cians, mayors, city ocials, planners and aldermen can help drive the redevelopment of a building, which is especially important if approval is needed for zoning changes or to push forward redevelopment plans. Poli)cal support is also useful to providing municipal funding to projects. Regulatory Requirements: According to one report, released by the Na)onal Trust for Historic Preserva)ons Preserva)on Green Lab, building policies and codes in the United States have historically favored the needs and goals of new construc)on. Rigid regulatory codes can make adap)ve reuse dicult, especially if a project intends to incorporate energy-ecient, green design into an exis)ng building.24 Although legal regula)ons will vary by the type of project and loca)on, many adap)ve reuse sites will need to comply with federal, state, and local laws in terms of the extent of environmental remedia)on, project approval, building and re codes, accessibility, parking, or renova)on permits. In some cases, code requirements may require extensive, costly building changes and updates. Market Analysis: A buildings new use should be analyzed within a market context to ensure the intended func)on is an economically viable reuse op)on that will provide a useful service to foster addi)onal economic growth. A market evalua)on can consider whether the building func)on provides necessary, desirable, marketable, or aordable services to the surrounding neighborhood. Poten)al tenants, which may be necessary as
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rents could support project debt or maintenance amer the ini)al rehabilita)on investment, could also be analyzed. Based on the discussed considera)ons and barriers, some exis)ng buildings may be suit-
able for reuse, par)cularly if the basic building structure or founda)on is severely compromised. These considera)ons can help determine whether a proposed func)on may be the most appropriate or best t for an adap)ve reuse project. Adap)ve reuse projects may be a a more costly, riskier, unpredictable op)on than new construc)on. However, early, careful site evalua)ons and planning lead a project to its success.
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Chapter II: Sec3on Endnotes

1 Northcountry Coopera)ve Founda)on, Je Allman, Allman & Associates, Too Good to Throw Away: The Adap%ve
Reuse of Underused Buildings (Northcountry Coopera)ve Founda)on, 2005), hcp://www.ncdf.coop/documents/Adap)veReuseFINAL.pdf. 2 U.S. Department of the Interior, Na)onal Park Service, Na)onal Historic Landmarks Program. U.S. Na%onal Park Service, last modied December 13, 2010, hcp://www.cr.nps.gov/nhl/. 3 U.S. Department of the Interior, Na)onal Park Service, Na)onal Historic Landmarks Program, Page 1: What is a Na)onal Historic Landmark? U.S. Na%onal Park Service, last modied December 13, 2010, hcp://www.nps.gov/history/nhl/tutorial/About/About1.htm. 4 U.S. Department of the Interior, Na)onal Park Service, Na)onal Historic Landmarks Program, Page 1: What is a high degree of integrity and why is it an key requirement for NHL designa)on?, U.S. Na%onal Park Service, last modied December 13, 2010, hcp://www.nps.gov/history/nhl/tutorial/Workshop2/criteria3.htm. 5 U.S. Department of the Interior, Na)onal Park Service, Na)onal Historic Landmarks Program, Page 8: How long does it take for a property to become a NHL? U.S. Na%onal Park Service, last modied June 13, 2011, hcp://www.nps.gov/history/nhl/tutorial/Workshop1/begin8.htm. 6 U.S. Department of the Interior, Na)onal Park Service, Na)onal Register of Historic Places Program: Fundamen- tals, U.S. Na%onal Park Service, last modied June 13, 2011, hcp://www.nps.gov/history/nr/na)onal_register_fundamentals.htm. 7 U.S. Department of the Interior, Na)onal Park Service. How to Apply to the Na)onal Register: Criteria for Evalua- )on. U.S. Department of the Interior, Na%onal Park Service. 2002. hcp://www.nps.gov/history/nr/publica)ons/bulle)ns/nrb15/nrb15_2.htm 8 Ibid. 9 Ibid. 10 U.S. Department of the Interior, Na)onal Park Service, Na)onal Register of Historic Places Program: Fundamen- tals. 11 Ibid. 12 Ibid. 13 U.S. Department of the Interior, Na)onal Park Service, The Secretary of the Interiors Standards for Rehabilita%on & Illustrated Guidelines on Sustainability for Rehabilita%ng Historic Buildings (Washington, D.C.: U.S. Department of the Interior, 2011), viiii-ix, www.nps.gov/history/hps/tps/index.htm. 14 Ibid. 15 Illinois Historic Preserva)on Agency, Benets and Protec)ons Oered by Na)onal Register Lis)ng. Illinois His- toric Preserva%on Agency, accessed February 11, 2012, hcp://www.illinoishistory.gov/PS/benetsnr.htm; U.S. De- partment of the Interior, Na)onal Park Service. Na)onal Register of Historic Places Program: Frequently Asked Ques)ons, U.S. Department of the Interior, Na%onal Park Service, June 13, 2011, hcp://www.nps.gov/nr/faq.htm. 16 U.S. Department of the Interior, Na)onal Park Service, Technical Preserva)on Services, Historic Preserva%on Tax Incen%ves, (U.S. Department of the Interior, Na)onal Park Service: 2009), hcp://www.nps.gov/tps/tax-incen)ves/taxdocs/about-tax-incen)ves.pdf 17 Ibid., 4. 18 Ibid. 19 Ibid., 8. 20 Ibid., 12-13. 21 Ibid., 16. 22 Ibid., 17.
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23 Richard A. Scadden, Adap)ve Reuse of Obsolete Power Plants, (paper presented, Air & Waste Management
Associa)on (A&WMA) 94th Annual Conference, Orlando, FL, June 2001);Gregory C. Staple and Machew I. Slavin, Repurposed Coal Plant Sites Empower and Revive Communi)es, The Public Manager, Spring 2012, 45-47, www.cleanskies.org/wp-content/uploads/2012/03/43-47_featureStapleSlavin-1-1.pdf; Northcountry Coopera)ve Founda)on, Je Allman, Allman & Associates, Too Good to Throw Away: The Adap%ve Reuse of Underused Build- ings; Illinois Historic Preserva)on Agency, Benets and Protec)ons Oered by Na)onal Register Lis)ng; Scadden, Facility Decommissioning and Adap)ve Reuse; American Clean Skies Founda)on, Repurposing Legacy Power Plants: Lessons For the Future (American Clean Skies Founda)on, August 2011). 24 Preserva)on Green Lab, Na)onal Trust for Historic Preserva)on, The Greenest Building: Quan%fying the Environ- mental Value of Building Reuse, 85-86.
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III. Strategic Advantages and Opportuni3es in the Adap3ve Reuse of Coal-Fired Power Plants
Many older coal-red power plants possess inherent building characteris)cs that war- rant these sites ideal for redevelopment. In addi)on, due to economic factors associated with the use of coal for energy genera)on amidst stricter environmental regula)ons, a larger number of exis)ng power plants in the United States will re)re within the next few years or decade. Thus, greater acen)on should be placed on how to redevelop these obsolete coal-red power plants, par)cularly because recycling these sites presents various adap)ve reuse challenges. However, the adap)ve reuse of obsolete industrial buildings were probably the rst adap)ve use eorts to capture widespread public acen)on.1 Due to changes in technology, manufacturing pacerns, the labor force, and transporta)on systems, many industries have changed loca)ons, leaving once-thriving industrial buildings or districts obsolete, underu)lized, or abandoned. These empty and lifeless buildings can nega)vely inuence surrounding neighborhoods, either visually, socially, or economically.2 One of the major areas of concern is the lost of tax revenues and employment generated from the decrease in manufacturing. While the economics of any adap)ve reuse project is crucial in analyzing the success, the redevelopment of many industrial sites, such as coal-red power plants, depends on more than a simple market analysis. With aesthe)c and historic quali)es, many of these buildings are valuable resources within urban areas and provide visual documenta)on of Americans industrial development, reec)ng both changes in manufacturing methods and advancements in building technology.3 A new apprecia)on for industrial spaces now aids the crea)ve reuse and transforma)on into a variety of new purposes, including residen)al loms, ar)st workspaces, oces, new manufacturing uses, or other commercial func)ons. Recycling the exis)ng industrial building stock, including older coal-red power plants, adds to the vitality and revitaliza)on of ci)es and urban neighborhoods through regenera)ng new economic ac)vity while also preserving the heritage of these sites.
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An3cipated Coal Plant Re3rements

Over 150 electric genera)ng power plants, many of which were constructed decades ago, are predicted to re)re due to new regula)ons on pollu)on control, increased energy costs, and economic compe))on related to alterna)ve fuels, such as natural gas.4 Because a large por)on of the current coal eet is 40 to 50 years old, about one-third of the exis)ng coal eet lacks necessary emission control technology. 5 Stricter pollu)on regula)ons required by recent Environmental Protec)on Agency (EPA) legisla)on would require billions of dollars in retrots to these aging coal-red power plants.6 Rather than install expensive pollu)on-control equipment to meet EPA requirements, many u)li)es are choosing to the more cost-eec)ve op)on to close their power plants. In addi)on, various states have adopted Renewable Energy Standards, which requires u)li)es to provide a por)on of their electricity from renewable energy sources like wind, solar, bio-fueled gas, and geothermal energy. In addi)on, due to the loca)on near dense urban areas and nega)ve public sen)ment toward pollu)ng facili)es, coordinated ac)vist pressure has pushed the re)rement of many coal-red power plants forward. The Electric Power Research Ins)tute recently es)mated that power from exis)ng coal- red power plants would be reduced approximately two-thirds by 2025, replaced largely by renewable energy or other alterna)ve sources.7 Re)ring old coal-red power plants has become a growing trend in the United States. From January 1, 2010 to February 29, 2012, u)lity companies have announced the re)rement of or closed 106 coal plants.8 The total energy output, 42,895 megawacs (MW), which amounts to 13% of the total coal eet. In many neighborhoods, coal-red power plants are, or were, once a vital part of the local economy as they contribute tax revenue and employ residents. However, due to deindustri- aliza)on and decline of coal use, many of these facili)es no longer serve economically viable func)ons, have been abandoned, or are at risk of becoming vacant. Without redevelopment, these structures can acract addi)onal disinvestment or crime from visible deteriora)on and vacancy.9 Redevelopment eorts should focus on repurposing power plants to revitalize industrial areas, encourage economic growth, and generate environmentally-friendly employment. In addi)on, because many coal-red power plants have a history of pollu)on and environmental injus)ce, adap)ve reuse or the redevelopment of these sites should strive to produce a cleaner future through remedia)on and poten)ally incorpora)ng sustainable design into new land uses.
Inherent Building Advantages

A number of industrial buildings, par)cularly older coal-red power plants, possess inherit redevelopment advantages, making them acrac)ve candidates for adap)ve reuse. The structure and facades of industrial spaces were omen designed to reect the specic func)ons of building. When industrial spaces no longer serve their original func)on, most prove to be solid, have exible spa)al quali)es and be of expressive interest. If the seclement has some poten)al for development, there is an acrac)ve conversion business in sight.10 The Urban Land Ins)tute comments on the unique, appealing features of industrial design: A sense of strength, simplicity, and dignity can be expressed in these u)litarian structures. Windows are usually arranged in rhythmic pacerns, and decora)ve elements such as arches, brick corbeling, or corner quoins break the severity of exterior walls. Interiors are characterized by exposed structural elements of heavy )mber of cast iron and by great volumes of unobstructed spaces.11 While the exis)ng fabric of the building can be a determining factor in the adap)ve use design for most other building types, industrial buildings are typically shells with interior framing. This lack of constraint in the interior allows great exibility in introducing contemporary design elements.12 In addi)on, innate building characteris)cs, such as large open spaces and tall ceilings, oer countless possibili)es in redesigning and repurposing the site. Unique features such as exposed materials, including the exis)ng brick or piping, and mechanical equipment can also increase the acrac)veness of reusing these buildings. While these descrip)ons only generally portray industrial buildings, each site is unique and should be examined individually for its adap)ve reuse poten)al. In terms of coal-red power plants, many of the older sites contain architectural, aes- the)c, or historical appeal. Besides represen)ng countless people and events from the electric age, many of these industrial relics physically provide unique, ample space for new uses. Most older plants were constructed with spacious turbine-generator halls, purposely built with tall ceilings to house large steam-cycled turbines and boilers.13 These large rooms provide remarkable and versa)le design opportuni)es that can accommodate a variety of new func)ons on a grand scale. The exterior and interior of buildings may also exhibit invaluable, detailed architecture that is not present in the new construc)on of power plants. These architectural features can be preserved to maintain historic or industrial iden)ty for the structure itself and past role
in the surrounding community. Similar to preserving original industrial equipment and architectural features, other material ar)facts, such as plaques, pictures, and even furniture, should be considered in redevelopment plans to preserved the immaterial, intangible values that represent the site when it once operated. As men)oned in Chapter I, many historic or older buildings have inherent energy- ecient and sustainable elements due to their site sensi)vity, construc)on quality, and use of natural light and ven)la)on.14 However, because these building systems pre-date modern green technology, energy eciency can certainly be improved upon. Thus, the adap)ve reuse of coal- red power plants provides the opportunity to enhance energy eciency and incorporate sustainable design. In addi)on, green building features become notably important when recycling a coal-re power plant, given the history and opera)ons of these buildings are marked by unsus- tainable and environmentally-unfriendly ac)vi)es such as fossil fuel use, environmental degrada)on, and pollu)on.
Loca3on-Specic Advantages: Post-Industrial Waterfront Redevelop- ment

Older coal-red power plants are also acrac)ve adap)ve reuse candidates due to their loca)on. Historically, many power plants were built in strategic loca)ons along waterfronts and near dense urban centers to support business opera)ons and provide access to necessary resources.15 Because of their historic proximity to city centers, many sites are pedestrian- friendly and situated near exis)ng infrastructure, such as roads, public u)li)es, and transporta- )on routes. Waterfront access also encourages redevelopment through providing valuable land for recrea)onal ac)vi)es or open, green space.16 Due to these geographic advantages, power plants can be incorporated into urban renewal eorts. In the past, power plants inherent quali- )es have aided adap)ve reuse into a variety of new uses such as residen)al, commercial, green industrial, entertainment-oriented, recrea)onal, educa)onal, community-based, mixed-use, or open space developments. Successful adap)ve reuse projects of coal-red power plants will be showcased in detail in Chapter IV.
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Historically, waterfronts were important nodes for ci)es, serving as port loca)on for im-
por)ng or expor)ng goods while also providing space for manufacturing ac)vi)es. The industrial capital and produc)on once contributed to the vitality and wealth of a city.17 However, with the decrease in manufacturing and now the an)cipated closure of many coal-red power plants, large industrial parcels with waterfront access no longer serve their previous func)ons. The shim toward a service economy, outsourcing from globaliza)on, new technological improvements, and the use of other types of transport has lessened the need for the heavy use of industrial buildings and land. Today, ci)es post-industrial urban waterfronts are becoming highly-valued for their redevelopment poten)al. While acrac)ve, these waterfront areas, such as those that possess coal-red power plants, typically contain a number of redevelopment issues. Areas once where the Industrial Revolu)on was manifest, now possesses a legacy of contamina)on and environmental degrada)on to be avoided.18 Post-industrial land is typically isolated or underu)lized, separated from the physical, social, and economic ac)vity occurring in the city. Thus, the challenge is to reconnect residual industrial land back to the neighborhood or city. Challenges aside, many of these industrial buildings, including coal-red power plants, are denitely worth preserving. Recycling these spaces has the ability to integrate historic preserva)on and past heritage into the contemporary city. While abandoned or obsolete industrial buildings may present dicul)es in how to acract new capital, assign new ac)vi)es and func- )ons, or remediate polluted sites, they present rare opportuni)es within urban sejngs for residents, visitors, or tourists to once again enjoy waters edge. These redevelopment projects, speak to our future, and to our past. They speak to a past in industrial produc)on, to a )me of tremendous growth and expansion, to social and economic structures that no longer exist, to a )me when environmental degrada)on was an unacknowledged by-product of growth and prot.19 In addi)on, these projects speak to the future through supplying the opportunity to reconnect sites with the city and assign more benecial func)ons to support neighborhood or city growth. Author Richard Marshall writes that urban waterfront revitaliza)on eorts provide a hope for urban vitality.20 Marshall describes the immense poten)al in revitalizing these areas, par)cularly as the large availability of land is generally rare within city limits. This land allows
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for programs, omen at odds with the scale and grain of the tradi)onal city, to nd places to lo- cate. These are the sites for big program facili)es such as museums, exhibi)on halls conven)on centers and sports stadiums.21 The geographic loca)on of some post-industrial land and coal-red power plants also strengthens redevelopment poten)al. Author Mar)n Millspaugh notes that, because the original city relied on piers and head-houses, historic neighborhoods developed around industrial areas. Industrial buildings and land are: likely to be surrounded by the citys oldest and most beau)ful neighborhood of buildings, streets, and plazassurroundings which produce an ideal sejng for redevelopment of the abandoned property with new uses, especially those that are generated by the growing need of the people of the world for new and expanded leisure and recrea- )onal facili)es. 22 In addi)on to acrac)ve historic surroundings, a central loca)on near the city center creates the advantage of easy access to exis)ng public transit systems, which include the local streets, highways, trains, or buses. Millspaugh also comments a prominent redevelopment advantage for post-industrial land is due to simply the presence of water as: it has a magical quality that acracts and moves the human spirit like no other element. The presence of a sizeable body of water gives all port areas an emo)onal appeal which is ideal for recrea)on, entertainment and cultural ac)vi)eswhich in economic terms create the founda)ons for tourism as well as for leisure ac)vi)es of the local popula)on.23
The Redevelopment of Post-Industrial Waterfronts: Lessons Learned

Geographic loca)on, large proper)es, and waterfront access are major factors in acract- ing redevelopment. However, in order to achieve post-industrial waterfront redevelopment success, Millspaugh comments on a number of lessons learned. Because public and private sectors contain similar objec)ves, public-private partnerships should be formed to move toward economic development.24 An agreed-upon master plan for the future land uses, which is supported by a realis)c business plan projec)ng the market demand and availability of funding sources, is also crucial. Next, Millspaugh writes on the signicance of community involvement: It is important that the plans, and the )metable, have a consensus of support from the community at large. The local popula)on needs to be sold on a concept before it will be embraced by out-of-town developers and investors, and the best way to obtain a sus-
tained community consensus is by making the ci)zens feel they own the project, and the developer is simply the instrument of the public will. 25 The public and community members should be allowed to inuence the redevelopment or adap)ve reuse design, which could include aspects such as building sizes, massing, height and propor)on, and aesthe)cs. Professionals alone cannot create a project that reects the implicit values of the local people and their environment. Aerial, or birds-eye, view are helpful to gain understanding of a three-dimensional plan, but the nal test is the view seen by the man or woman in the street, or at water level.26 A successful adap)ve reuse of industrial waterfront areas cannot risk losing touch with the residents, who will ul)mately be the most important customers, or cons)tuents, of the project and favorable public rela)ons must be maintained. 27 Gaining support and authorizing the project through the local poli)cal process is another major aspect in implemen)ng redevelopment plans. Depending on the project and who actually owns the property, governments and elected ocials are typically necessary for policy and scal control, acrac)ng private funds, and public infrastructure. Many )mes, a contract or development agreement between a city, private en)ty, or non-prot organiza)on is formed to ensure specic objec)ves or func)ons ensue. Due to the large parcel sizes or con)nuous tracts, architectural designs for the construc- )on on post-industrial waterfront areas should be coordinated to ensure a uniformly high stan- dard of aesthe)c quality within various projects. In addi)on, the control and coordina)on of the )ming of construc)on is essen)al in order to achieve a complementary phasing process and minimize the disrup)on of other ac)vi)es. Thus, the process should be somewhat exible and con)nuously monitored to respond to poten)al changes in the economy or in the original plan.

Rinio Brucomesso also comments on factors that contribute to the successful post-
industrial waterfront redevelopment projects. Waterfront sites represen)ng industrial archeology should be rened with a new image and deni)ve func)on to enhance urban quality.28 A designated, specic importance, such as becoming a hub for water taxis, and an assigned new iden)ty creates an acrac)ve image for future users. According to Brucomesso, there should be a plurality of func)ons assigned to the area, in rela)on to both its regenera)on as well as its rela)onship with the rest of the city to allow the waterfront to have dierent but complementary roles.29 Large areas of redeveloped land
43
should not be limited to a single func)on, but contain a mix of purposes with both public and private sectors co-exis)ng in the new func)ons, spaces, and actors managing services. In addi)on, to enhance the quality of post-industrial waterfront proper)es, the area must be opened and accessible to the public. To link the area to the city center and outlying zones, pedestrian access is essen)al and various modes of public transit, through either land or water, must be improved upon. However, limita)ons on vehicle trac is recommended.30 In- stead, upgraded transporta)on through the adjacent waterways, which can include methods such as water taxis, can help residents rediscover dierent types of mobility and relieve pressure on city streets and the other exis)ng transit op)ons. Modal interchanges can help link the dierent transit systems of land and water while also encouraging an acrac)ve ow of visitors. Finally, post-industrial waterfronts should be enjoyed within its surrounding urban landscape. Elements, such as the design and aesthe)cs, should be salvaged as a testament to the sites past character to rediscover or introduce symbolic values associated with presence of water, industrial past, and its determining use. Brucomesso recommends that the redeveloped area should be: highlighted by the environmental and urban features of the waterfront, to emphasize the unusual nature of this urban zone (its contact with the water, the view of the water, and the city from this border zone, the presence of usual consolidated ac)vi)es, ect.), in order to make it appreciated by those to frequent it.31 Thus, in order to achieve this recommenda)on, the redeveloped land and the adjacent water must be of high quality. If necessary, remedia)on of the land or water should be conducted. Redevelopment should not simply focus on the end-product, ignore the risk and problems, be removed from the crucial poli)cal and nancial mechanisms, or neglect the context or the sites rela)onship to area. Marshall comments that there is a tendency to view post- industrial urban waterfronts as a kind of urban panacea, a cure-all for ailing ci)es in search of new self-images or ways of dealing with issues of compe))on for capital development or tourist dollars.32 Each project must be analyzed realis)cally and independently. Redevelopment requires signicant sources of capital, gradual phasing and build-up processes due to large land sizes, and the par)cipa)on of diering government bodies, the private sector, and nonprot organiza)ons. Millspaugh writes, the players will need to understand that the stakes are high both for winning or losingbecause the waterfront is probably the only one the community
has, and theyd becer be prepared to do it right because they wont be given another chance.33 Because of the higher levels of risk and dicul)es, implementa)on should remain exible while simultaneously adhering to the original adopted vision or principles.
Specic Concerns for the Adap3ve Reuse of Power Plants

It should be noted that some industrial sites or power plants lack the criteria for comple)ng a successful adap)ve reuse project. Coal-red power plants face a number of dis)nct adap)ve reuse barriers. Repurposing may not be an op)mal choice for some sites due to a lack of architectural or historic character, structural integrity problems, ownership and property acquisi)on, stakeholder involvement, )ming, or other factors previously discussed in Chapter II. In some cases, demoli)on may be the preferred outcome.
Total Adap3ve Reuse Costs and Timeframe Adap)ve reuse planning and outcomes varies from case to case, which will be shown in greater detail in Chapter IV. Thus, the redevelopment of each coal-red power plant will entail dierent levels of cost and )me depending on factors such as remedia)on, the nal reuse func- )on, funding sources, and building issues. Based on a variety of case studies, total costs for the redevelopment of obsolete power plants ranges from $10 million for small projects, $40-$80 million for medium-size programs, and $150-$180 million for larger projects.34 Similar to cost, the )ming to complete a redevelopment project remains variable. How- ever, site development, including both remedia)on and rehabilita)on, typically takes several years. The process may be extended due to zoning changes, unan)cipated problems, historic designa)on, or nancing issues.
Remedia3on Almost all coal-red power plants will require remedia)on. Industrial equipment, coal ash piles, underground storage tanks, and hazardous contaminants, including asbestos, lead paint, mercury, or polychlorinated biphenyls (PCBs), must be removed to leave a clean building shell for an adap)ve reuse project. 35 While remedia)on can be a )me-consuming and costly
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process, successful environmental clean up eorts have been implemented at a number of coal- red power plant. Building a cleaner future for the surrounding neighborhoods is par)cularly important given that many power plants emit hazardous substances such as par)culate macer, mercury, or other chemicals, which nega)vely aect human health and contaminate air or water supplies.36 Repurposing coal-red power plants enhances the environment by cleaning the exist- ing building stock as well as surrounding natural spaces. Instead of simply demolishing a building that once polluted surrounding communi)es, adap)ve reuse has the ability to transform power plants, which once contributed to the degrada)on of the environmental and polluted communi)es, into clean sites that foster neighborhood vitality rather than harming community health. In addi)on, their past nega)ve iden)fy can be reshaped into a more sustainable and benecial use for the community. Today, repurposed power plants include sustainable designs in their nal building and land uses. Sites that require signicant remedia)on eorts may face larger redevelopment costs. Site cleanup varies depending on the new intended land use and whether asbestos, landlls, above-ground fuel storage tanks, transmission substa)on, lead-based paint, or other hazardous chemicals need to be removed. Because Hunters Point Power Plant, located in San Francisco, was heavily contaminated, the es)mated costs for remedia)on in 2003 totaled $25 million.37 Remedia)on at the Comal Power Plant in New Braunfels, Texas required $11.3 million over a period of 3 years.38 In general, the costs of remedia)on is lower for newer coal-red power plants as less hazardous chemicals were used in the construc)on or opera)ons. While remedia- )on can be expensive and )me consuming, early planning and local, state, or federal assistance programs can minimize the costs.
Vacancy and Postponed Redevelopment Success stories across the United States featuring the adap)ve reuse of power plants illustrate that, many )mes, redevelopment is worth the challenge. In his conference paper to the Na)onal Defense Industrial Associa)ons 27th Environmental Symposium and Exhibi)on, Richard Scadden states that a lack of ac)on or interven)on for re)ring or obsolete coal-red power plants:
should be approached cau)ously. In some cases, owners view this as the least cost approach with minimal impact on their con)nued opera)ons and budget. This can be a false impression if environmental liabili)es exist or the building is in disrepair. Not addressing environmental contamina)on can lead to undesirable results such as migra)on of contamina)on, more severe environmental impacts, regulatory enforcement ac)ons, bad publicity, and more costly cleanups at a later date. Abandonment of buildings or de- ferred maintenance can lead to an exacerba)on of small issues, animal infesta)ons, and safety hazards because of structural deteriora)on or hazardous materials exposure. Un- controlled or abandoned buildings also can become a target for transients and homeless people.39 In a number of cases, amer re)ring, power plants have been lem vacant for years or even
decades. These abandoned, derelict structures can harm local communi)es through crea)ng blight and by not providing vital tax revenue or jobs. However, electric companies early announcements declaring the re)rement of specic power plants could be advantageous to redevelopment. By an)cipa)ng a par)cularly sites closure, ci)es and developers can begin planning before the plant ocially re)res and avoid for- gone opportuni)es. Instead of vacancy, abandonment, or demoli)on, early planning for reuse can encourage economic and community growth. By jumpstar)ng the redevelopment process, site evalua)ons, property acquisi)on, funding, stakeholder involvement, remedia)on, future site func)ons, innova)ve design solu)ons, and tax revenue and employment replacements may be determined or secured sooner to help promote adap)ve reuse success.
The Redevelopment Process: A Framework for the Adap3ve Reuse of Power Plants
The following framework, adapted from Richard Scaddens Facility Decommissioning and Adap%ve Reuse, describes the sequen)al planning process for the adap)ve reuse of coal-red power plants as well as the contextual rela)onship of specic considera)ons and barriers.40 This process is also helpful in evalua)ng whether or how a building should be reused, or demolished. The descrip)on below is intended to show the general rela)ve order of adap)ve reuse opera)ons. However, because each building and site is unique, these factors can occur at dierent stages or may even be absent. The general process includes:41
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1. An Ini&al Building and Site Assessment to dene the current site condi)ons, regula- )ons, major areas of concern, general cost ranges, and poten)al op)ons for the future adap)ve reuse of the site. This stage is comprised of: An Environmental assessment of the soil, groundwater, and buildings is necessary to determine if any hazardous materials, equipment, or chemicals are present and the extent of contamina)on onsite. Site sampling, previous studies, inter- views with senior sta, original site plans and photos, maintenance ac)vi)es, regulatory inspec)ons, and/or building construc)on informa)on can be used to complete this task. In addi)on, building age, processes associated with electric genera)on, hazardous material storage or spills, and past abatement ac)vi)es can also provide valuable informa)on on the exis)ng contamina)on levels. A Regulatory Review of federal, state, and local requirements should be conducted to provide a basis for the allowed methods and levels of environmental contamina)on on site as well as for es)ma)ng the cleanup levels required for the intended future use. An Equipment inventory inside buildings and on the property should be performed to provide informa)on on remedia)on, the necessary dismantling of industrial equipment, and the associated cost analysis. A Building inspec%on of the architectural design, historical signicance, construc- )on materials, current condi)on, poten)al physical deteriora)on, structural integrity, and square footage. The Site Assets and Loca%on should also be evaluated. This includes site acreage, surrounding neighborhood, adjacent land uses, demographic informa)on, community needs, and exis)ng infrastructure such as access to transporta)on or public u)li)es.
2. An Evalua&on of the Alterna&ve Ac&ons should be performed to help decide the viability of an adap)ve reuse project and to move toward developing a general plan and implementa)on strategy for the desired future use of the site. The es)mated costs and informa)on collected in the Ini%al Building and Site Assessment will help determine which alterna)ve is the most appropriate, desired course of ac)on. Generally, the poten)al alterna)ves include leaving the facility as is to be dealt with at a later date, remediate the site and leave the facility to be dealt with at a later date, remediate the site and dismantle all the equipment to prepare for an adap)ve reuse project, or demolish the facility. To comprehensively evaluate the alterna)ves, the step typically includes analyzing: The environmental goals to determine the extent of remedia)on ac)on in regards to the poten)al demoli)on, preserva)on of the exis)ng buildings, or new construc)on Public and community interests for redeveloping site
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Poli)cal and nancial support for ac)on Engineering, design, and modeling specica)ons or plans Economic analysis of overall costs, new tax revenue genera)on, job crea)on, growth for the community Funding op)ons and nancial issues Scheduled )meline
3. Facility Decommissioning should occur amer the site assessment, analysis of alterna)ve op)ons, and preliminary planning ac)vi)es. This stage is prepares the site for adap)ve reuse, which can include comple)ng: Environmental remedia)on Equipment dismantling Building demoli)on Regulatory approval (permits, ect)
4. Comple&ng the Adap&ve Reuse Project is the nal stage where selected nal plans are implemented. Depending on the nal reuse of the site, implementa)on can include rehabilita)on of the exis)ng facility to prepare it for its new intended use and return the site to an economically viable func)on that benets the community. If the building has been demolished, the site can be prepared for new construc)on or open space.
The Future of Coal-red Power Plants

Many coal-red power plants are a crucial aspect of post-industrial waterfront redevelopment eorts. Because many coal-red power plants were typically built on large parcels of waterfront property with a close proximity to city centers and related infrastructure, they are ideal candidates for redevelopment. Given the large number of an)cipated re)rements, adap)ve reuse of coal-red power plants can help reconnect obsolete industrial spaces back to the surrounding city and neighborhood. Although these facili)es are becoming obsolete and no longer serve their originally intended use, coal-red power plants can be assigned a new, unrelated purpose.
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New func)ons for obsolete power plants can help create a becer, economically viable
alterna)ve for these site, while also increasing residents quality of life. Instead of vacancy, un- employment, and a signicant loss in taxes, these buildings are revived to house new business ac)vity and employment posi)ons. Adap)ve reuse projects have the op)on of incorpora)ng crea)ve or unconven)onal new land uses that also encourage addi)onal physical, economic, social improvements along the waterfront. For example, the development of new transporta- )on infrastructure, such as by integra)ng a water taxi system connected to other modes of public transit within the city, may increase site accessibility, promote a becer quality of life for residents, and even acract tourists or visitors. Capitalizing on these opportuni)es can help promote a healthier environment overall by encouraging vitality and vibrancy rather than decline. Thus, the past problems of redundant, residual waterfront industry can be transformed into one of opportunity through bringing new users, purposes, and services to exis)ng facili)es. The redevelopment issues can be daun)ng as reuse requires a great deal of innova)on, )me, and nancial assets due to large property sizes, environmental contamina)on, regula)ons, overlapping jurisdic)ons, or other factors. But urban waterfront regions and their industrial buildings possess the opportunity to create new func)onal, enriching land joined with the city rather than remaining separate. Marshall writes: In these possibili)es, we remember that urban development is not just for prot, or personal aggrandizement, but for the benet of humanity and the planet as well. It is on the urban waterfront that these visions of the city are nding form. ...Ci)es will not succeed by ignoring the physical realm of the city. As ci)es shim from industrial to service economies, a major aspect of their success will be in the quality of their urban environments. It is here that the waterfront plays a cri)cal role. Waterfronts are omen the most degraded places in the city, being the sites of the former industries. Waterfronts are also highly visible loca)ons in most ci)es. The image of the city can be remade here. 42
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Chapter III: Sec3on Endnotes

1 Urban Land Ins)tute. Adap%ve Use: Development Economics, Process, and Proles, 217. 2 Ibid. 3 Ibid. 4 American Clean Skies Founda)on, Repurposing Legacy Power Plants: Lessons For the Future, 6; Scadden,
Adap)ve Reuse of Obsolete Power Plants, 1; Brian Koenig, Dozens of Power Plants Closing Due to New EPA Rules, The New American, December 20, 2011, hcp://thenewamerican.com/tech-mainmenu-30/energy/10253-dozens-of-power-plants-closing-due-to-new-epa-r ules. 5 Simon Lomax, "Massive Closures of U.S. Coal Plants Loom, Chu Says" Bloomberg Businessweek, February 9, 2011; American Clean Skies Founda)on, Repurposing Legacy Power Plants: Lessons For the Future, 6. 6 Dina Spector, "Dozens Of Coal Factories Forced To Shut Down In Response To Strict EPA Regula)on," The Business Insider, August 9, 2011; American Clean Skies Founda)on, Repurposing Legacy Power Plants: Lessons For the Fu- ture, 6. 7 Union of Concerned Scien)sts, A Risky Proposi%on: The Financial Hazards of New Investments in Coal Plants (UCS Publica)ons, March 2011), 44, hcp://www.ucsusa.org/assets/documents/clean_energy/a-risky-proposi)on_report.pdf. 8 Stephen, Lacey. Nine More Dirty, Aging Coal Plants Set to Close, Bringing Total U.S. Re)rements to 106 Plants Since 2000, Think Progress, February 29, 2012. hcp://thinkprogress.org/romm/2012/02/29/435012/dirty-aging-coal-plants-set-to-close/?mobile=nc 9 Government of Saskatchewan, Heritage Resources Branch, Economic Benets of Heritage Conserva%on. 10 Casal, The Adap)ve Re-Use of Buildings: Remembrance or Oblivion? 1. 11 Urban Land Ins)tute. Adap%ve Use: Development Economics, Process, and Proles, 217. 12 Urban Land Ins)tute. Adap%ve Use: Development Economics, Process, and Proles, 218. 13 Scadden, Adap)ve Reuse of Obsolete Power Plants,3. 14 Na)onal Trust for Historic Preserva)on, "Posi)on Statement: Historic Preserva)on and Sustainability; Langston et al., "Strategic Assessment of Building Adap)ve Reuse Opportuni)es in Hong Kong; Langston, Green Adap)ve Reuse: Issues and Strategies for the Built Environment. 15 Scadden, Adap)ve Reuse of Obsolete Power Plants, 2-4. 16 Na)onal Trust for Historic Preserva)on, "Posi)on Statement: Historic Preserva)on and Sustainability. 17 Richard Marshall, Contemporary Urban Space-making at the Waters Edge, in Waterfronts in Post-Industrial Ci%es, edited by Richard Marshall, 3-14 (London: Spon Press, 2001), 5. 18 Ibid., 3. 19 Ibid., 5. 20 Ibid., 3. 21 Ibid., 6. 22 Mar)n Millspaugh, Waterfronts as Catalysts for City Renewal, in Waterfronts in Post-Industrial Ci%es, edited by Richard Marshall, 74-85 (London: Spon Press, 2001), 78. 23 Ibid. 24Ibid., 81. 25 Ibid., 82. 26 Ibid. 27 Ibid., 83. 28 Rinio Brucomesso, Complexity of the Urban Waterfront, in Waterfronts in Post-Industrial Ci%es, edited by Rich- ard Marshall, 39-49 (London: Spon Press, 2001), 40.
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29 Ibid., 43. 30 Ibid., 46. 31 Ibid. 32 Marshall, Contemporary Urban Space-making at the Waters Edge,6. 33 Millspaugh, Waterfronts as Catalysts for City Renewal, 85. 34 American Clean Skies Founda)on, Repurposing Legacy Power Plants: Lessons For the Future, 27. 35 Scadden, Adap)ve Reuse of Obsolete Power Plants, 2; Northcountry Coopera)ve Founda)on, Je Allman, All-
man & Associates, Too Good to Throw Away: The Adap%ve Reuse of Underused Buildings, 9. 36 U.S. Environmental Protec)on Agency, Reducing Air Pollu)on from Power Plants, U.S. Environmental Protec%on Agency, April 26, 2011. 37 Ibid. 38 Ibid. 39 Scadden, Facility Decommissioning and Adap)ve Reuse; 6-7. 40 Ibid. 41 Ibid. 42 Marshall, Contemporary Urban Space-making at the Waters Edge, 4,9.
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IV. Case Studies: The Adap3ve Reuse Of Power Plants

Given the impending re)rement of coal-red power plants across the United States and the advantageous site characteris)cs ideal for redevelopment, many of these buildings possess a high poten)al for future adap)ve reuse projects. Coal-red power plants have become acrac- )ve candidates for adap)ve reuse due to their industrial features, unique architecture, size, and proximity to the waterfront or dense urban centers. As more old facili)es close and no longer serve their originally intended use, they can be assigned a new, unrelated purpose that incorporates both sustainable design and historic preserva)on. The following cases studies highlight successful adap)ve reuse projects, which have been completed or are currently in the process of being redeveloped. In general, the examples demonstrate the extraordinary opportuni)es for power plants along with the best methods and dierent approaches for eec)vely recycling old, obsolete genera)ng sta)ons. These case studies also illustrate and build upon previously discussed topics related to the environmental, economic, and social benets detailed in Chapter I, and the development considera)ons from Chapter II. Although power plants have been repurposed in other countries, which showcases these sites interna)onal signicance in redevelopment projects, for the purpose of this thesis, only examples located in the United States will be included. By only focusing on na)onal case studies, these examples intend to present more realis)c, prac)cal project comparisons based on similar regulatory requirements, poli)cal structures, and funding op)ons. Power plants have been converted into a diverse range of new building and land uses for both public and private purposes. In past examples, these sites were transformed into oces, community spaces, museums, schools, shopping centers, entertainment districts, condominiums and apartments, or mix-use developments projects. However, regardless of the nal building use, one of the most important aspects to be gained from the collec)on of examples is that, even though reusing power plants can be one of the most challenging types of adap)ve reuse, projects are feasible and have many )mes been successful. The cases studies from across the United States strongly illustrate that, many )mes, redevelopment is worth the challenge. Collec)vely, these case studies create a compelling case for remedia)ng and repurposing other valuable re)ring or decommissioned coal-red power plants. While the physical transforma)ons are visually impressive, these projects symbolize the coexistence of historic preserva-
)on and sustainability through preserving the original industrial history while simultaneously assigning a more environmentally-friendly purpose to benet the surrounding communi)es. The adap)ve reuse of coal-red power plants is not limited to the six case studies presented below. For example, in Portland, Oregon, Sta)on L Power Plant was converted into the Oregon Museum of Science and Industry, which features sustainable design elements and cost a total of $40 million.1 The South Street Power Sta)on, located in Providence, Rhode Island, will be soon house a restaurant, museum, oce space, and luxury hotel at a cost es)mated to total over $150 million.2 In 2013, PG&E Power Sta)on B, in Sacramento, California, will be reopened as the Powerhouse Science Center, a high-tech educa)on facility that is es)mated to cost $50 million.3 Other repurposed power plants, or those that are in the process of being redeveloped, include: Salem Harbor Power Sta)on, in Salem Massachusecs; Chester Power Sta)on in Chester, Pennsylvania, IRT Powerhouse in New York City, New York; Pennsylvania Railroad Powerhouse in Queens, New York; Mission Road Power Plant in San Antonio, Texas; and Ocawa Street Power Sta)on in Lansing, Michigan. The growing number of projects featuring the adap)ve reuse of coal-red power plants indicate that these buildings and sites are an acrac)ve and popular redevelopment op)on for ci)es and developers. Amer describing each adap)ve reuse case study, various lessons learned will be examined and summarized.
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PraV Street Power Plant

Bal)more, Maryland Original Use: Prac Street Power Plant, 1900-1973 Current Use: Mixed-use entertainment, retail, and oce space Redevelopment Dates: 1995-1999 Project Costs: $50 million Major Funding Mechanisms: Private funding from Cordish Companies Key Project Features and Results: Amer sijng vacant for many years, the City of Bal)more bought the site in 1977. How- ever, amer a number of failed acempts to reuse and renovate Prac Street Power Plant, the City allowed Cordish Co. to convert the site into an entertainment hub. Thus, this project showcases the importance of public-private partnerships and success through large private investments. The sites new uses include ESPN Zone, the Hard Rock Cafe, Barnes and Noble, and a variety of restaurant. Today, the Prac Street Power Plant is a tourist des)na)on, which acracts about 10 million visitors and generates millions of dollars in taxes to the public sector.
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Maryland Historic Trust
PraV Street Power Plant

Bal)more, Maryland Key Project Features and Results: The building is architecturally signicant, featuring Neo-Classical details, and also played an important role in the development of Bal)more City, as it provided power to the citys trolley system. It was placed on the Na)onal Register in 1987. The adap)ve reuse project is an excellent example of visually preserving the past industrial uses of the site. Cordish Co. preserved many original building features, including the four smokestacks, coal chutes, and large open oor plan. Due to the Power Plants success, Cordish Co. invested an addi)onal $35 million in the adjacent pier, crea)ng a con)nuous entertainment district. Opened in 2001 and 2002, Power Plant Live! features an outdoor live-music venue, restaurants, bars, and clubs. Redevelopment Issues: During the 1980s, Six Flags Theme Parks acempted to convert the Power Plant into an indoor amusement park. The amusement park failed and was closed in 1989, leaving the site vacant. During redevelopment, Cordish Co. wanted to increase the openness of the buildings interior by removing the original coal chutes and smokestacks. However, Marylands historic preserva)on agency vetoed the idea, forcing the company to adapt its reuse plans. Today, the coal chutes at the base of the smokestacks are used as reading rooms in Barnes and Noble.
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Cordish Co.
Moran Plant
Burlington, Vermont Original Use: Moran Plant, 1953-1986 Current Use: To be converted into a LEED cer)ed, community-owned recrea)on center Site Size: Approximately 4 acres Redevelopment Dates: 1990- Project Costs: $16-20 million Major Funding Mechanisms: City of Burlington
Waymarking
Vermont Department of Environ- mental Conservation Grants Federal Historic Rehabilita)on Tax Credits Tax Increment Financing New Market Tax Credits U.S. Department of Housing and Urban Development: Brownfields Economic Development Initiative Grant, Section 108 Loan, Com- munity Development Block Grant U.S. Environmental Protec)on Agency: Brownelds Assessment Grants and Brownelds Sustain- ability Program Grant Key Project Features and Results: The previous building owner, Burlington Electric, had properly decommissioned Moran Plant by removing most major equipment and hazardous materials. Although addi)onal remedia)on was needed to prepare Moran for reuse, these previous eorts served as redevelopment advantage.
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Shay Tocen
Moran Plant
Burlington, Vermont Key Project Features and Results: In order to nance the project without increasing property taxes, the City of Burling- ton u)lized mul)ple funding sources for all stages of the redevelopment process, such as site analysis, remedia)on, and rehabilita)on. Redevelopment is also intended to be self-suppor)ng, as future tenants ren)ng the space will generate revenue for the City to cover expenditures. The adap)ve project is an)cipated to trigger economic growth for the city by crea)ng 500 construc)on and 80 permanent jobs. Moran Plant sat vacant and contaminated for many years, but will soon serve as a new recrea)on center, or family adventure center, intended to benet the community. An indoor ice ska)ng rink, rocking climbing, sailing center, as well as restaurants and cafes will be built at Moran. The site is also part of a larger waterfront park redevelopment plan, that includes new bike paths, green space, and a skate park. Sustainable elements are to be incorporated into Moran Plants new design. Redevelopment Issues: Two poten)al tenants, the Lake Champlain Mari)me Museum and the Vermont Chil- drens Museum, withdrew their oers to rent spaces onsite. Their oers were with- drawn due to construc)on delays caused by the postponement of the development agreement and nancial nego)a)ons between the City and the developer, which needed City Council approval. Although the adap)ve reuse of Moran Plant has been funded by a variety of sources, future tenants are vital in nancing the projects debt.
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Jane Lindholm
SDG&E Sta3on B
San Diego, California
Original Use: SDG&E Sta)on B, 1911-1983 Current Use: Electra Condos, luxury residen)al high rise Redevelopment Dates: 2005-2008 Major Funding Mechanisms: Pri- vate by Bosa Development Co. Key Project Features and Results: Sta)on B once powered San Diegos streetcar system. The original building featured both Neoclassical and Art Deco architecture. Due to its aesthe)c and historic signicance, the building was designated a City Landmark in 1998, despite the fact that the smokestacks had been previously removed in 1994. After remaining vacant for 20 years, Bosa Development Co. converted Station B into San Diegos tallest residential building at 43-stories tall. The units were originally priced between $500,000 and $2.5 million. Today, Electra Condos features luxury amenities such as an open lounge, business center, 24-hour concierge and security service, fitness center, roof-deck, swimming pool, and garden.
San Diego State University
Project Costs: $248 million
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Dannecker & Associates
SDG&E Sta3on B
San Diego, California Key Project Features and Results: In order to building the 43-story residen)al building within its landmark status, Bosa Development Co. only preserved Sta)on Bs original facade and built the high-rise tower on top. Although the original turbine hall was demolished, it was rebuilt in the nal design to match the original and now func)ons as a conservatory. Sta)on B is an interes)ng example of the adap)ve reuse of power plants in that only the facade has been preserved. Projects with large redevelopment costs, like the $248 million provided Bosa Devel- opment Co., are typically endured by private investments.
Lew Breeze
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Comal Power Plant

New Braunfels, Texas Original Use: Comal Power Plant, 1925- 1973 Current Use: Landmark Loms, residen)al loms and apartments Site Size: 28 acres Redevelopment Dates: 2005-2008 Project Costs: Approximately $35.5 million Private: $20 million for building renova)on by the Larry Peel Company Public, quasi-governmental u)lity company: $11.5 million for the environmental clean up by the buildings previous owner and operator, Lower Colorado River Authority (LCRA) Key Project Features and Results: Amer standing vacant for almost 30 years, the previous owner and operator of the site, LCRA, began remedia- )on. LCRA was not required to clean up Comal Power Plant, and instead could have demolished or con)nued to leave the site vacant. Completed in 1999, environmental remedia)on entailed dismantling genera)ng equipment, stripping lead paint, repairing the Comal Dam, as well as removing asbestos and other hazardous materials. Amer remedia)on, private funding largely paid for the rehabilita)on of Comal Power Plant. Larry Peel Com- pany converted the site into 110 loms and also built 178 separate apartments on the surrounding property. Although primarily residen)al, vaca)on rentals and provided and the site also houses oce and retail space.
Larry Peel Company
Major Funding Mechanisms:
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Larry Peel Company
Comal Power Plant

New Braunfels, Texas Key Project Features and Results: When built in 1926, the site was the largest power plant west of the Mississippi River. The power plant originally carried out Presi- dent Roosevelts ini)a)ve to spread power to rural areas and farms and also played an important role in supplying electricity to military bases during World War II. In 2004, the building was listed in the Na)onal Register of Historic Places and received Recorded Texas Historic Landmark designa- )on. Due to its Na)onal Register status, tax credits were used for rehabilita)on. Many of the buildings original features were preserved, including the 100-ton crane inside. The exterior also retained the same basic appearance, with the preserva)on of two smokestacks and the original LCRA roof-top sign. Comal Power Plants redevelopment was also due to the face that it is located adjacent to the Comal River and Landa Park, both popular recrea)on areas and tourist at- trac)ons.
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Larry Peel Company
Larry Peel Company
Seaholm Power Plant

Aus)n, Texas Original Use: Seaholm Power Plant, 1950-1989 Current Use: To be converted into a mixed-use retail, oce, condominiums, hotel, event, and more than 3 acres of open green space Site Size: 7.8 acres Project Costs: $150-180 million Major Funding Mechanisms: Public-private partnership Key Project Features and Results: Seaholm Power Plant features Art Deco Moderne style architecture, which will be preserved in the nal reuse project. While the site was deemed eligible to be listed in the Na)onal Register of Historic Places, it has yet to be ocially designated as historic. The original driving force behind the sites redevelopment was due to the local ci)zens group, Friends of Seaholm. In 1996, Friends of Seaholm began cam- paigning to save the site and convert it for new public uses. The groups collec- )ve ac)on led the Aus)n City Council to examine Seaholm Power Plants adap)ve reuse poten)al and form a planning commicee. As a result, the City directed the public u)lity, Aus)n Energy, to de- commission the site. The redevelopment process has con)nued to heavily involve the public. In 2004, the City and its public u)lity company, Aus)n Energy, completed remedia)on. The 9-year, $15 million environmental cleanup eort entailed removing industrial equipment, asbestos, metal- based paints, mercury, and polychlorinated biphenyls.
Seaholm Power, LLC
Redevelopment Dates: 2005-
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Friends of Seaholm
Seaholm Power Plant

Aus)n, Texas Key Project Features and Results: Amer the power plant was deemed ready for reuse, the City considered bids from developers, eventually accep)ng $117.2 million from Seaholm Power Plant, LLP. Seaholm Power Plant showcases a successful example of a public-private partnership. While the majority funds are from private sources, the City contributed over $18 million to the total project costs, to be used for street and u)lity projects, public parks, and a parking garage. The City also ini)ated remedia)on, began planning for the sites reuse by forming a redevelopment team, and created a Tax-Increment Financing zone. Seaholm Power Plants success is largely due to the Citys strong involvement and close collabora)on with the site developer, Seaholm Power Plant, LLC. The nal site uses includes a concert and event space, a 160-room bou)que hotel, 800 condominiums, oces, retail shops, and open green space. The project is expected to create over 200 jobs and generate $2 million in tax revenue annually. Like most adap)ve reuse project featuring power plants, an electrical substa)on typically remains on the site. However, these substa)ons present aesthe)c and safety challenges. Seaholm Power Plants redevelopment included a unique way to merge electrical opera)ons with the future increase in pedestrian, residen)al, and economic ac)vity. Aus)n City Hall approved the construc)on of a wall, es)mated at $800,000, which will conne the electrical substa)on. In addi)on, instead of building a conven- )onal barrier, the substa)on wall will feature public art, making the project Aus)ns most expensive public art project to date. The majority of funding will be provided by Aus)n Energy, with the Citys Art in Public Places program paying the rest.
Seaholm Power, LLC
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Sears, Roebuck, & Co. Power House

Chicago, Illinois Original Use: Sears, Roebuck, & Co. Power House, 1905-1973 Current Use: Power House High (Public Charter High School) and Charles H. Shaw Technology and Learning Center
John Chuckman
Site Size: 90,000 sq. m. building on a 55-acre site Redevelopment Dates: 2005-2009 Project Costs: $48 million Major Funding Mechanisms: Approximately 50% of funding from private contributions: capital campaign, loans, and the Homan Arthington Founda- tion Federal Historic Tax Credits New Market Tax Credits City of Chicago, Chicago Development Fund Grants, from organizations such as the Illinois Clean Energy Community Founda- tion and the Bill and Melinda Gates Foundation Key Project Features and Results: The Sears Power House once provided electricity to the entire 55-acre Sears complex, the largest mail order and merchandise facility of its time. The complex closed in 1973 when Sears moved its headquarters to downtown Chicago. Many buildings on site were designated a National Historic Landmark in 1978. However, the Sears Power House sat vacant for over 30 years. In the late 1980s, Sears execu)ves, developer Charlie Shaw, and the City began to plan the redevelopment of the en)re Sears complex, today known as Homan Square. Before it was suggested to convert the building into a school, the developers spent approximately $2 million on remedia)on to remove asbestos and lead paint.
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Homan Square Power House

Chicago, Illinois Key Project Features and Results: The Power House was converted into a public charter high school and a community mee)ng. The neighborhood surrounding the Power Plant has been plagued with economic disinvestment, low high school gradua)on rates, and poor school districts. Rather than remain vacant, the building now provides a valuable space and educa)onal resources to benet the neighborhood and its residents. As part of a larger neighborhood redevelopment plan, the adap)ve reuse of the Sears Power House has helped revitalized Homan Square. Today, Homan Square has expanded neighborhood service, new mixed-income housing units, shops, grocery stores, a movie theater, a police sta)on, recrea)on and health centers, and schools. The project highlights multi-stakeholder involvement. Planning for Power House Highs reuse incorporated public, private, and community partnerships with The City of Chicago, Homan Arthington Foundation, Henry Ford Learning Institute, MacRostie Historic Advisors, architect Farr Associates, community leaders, and businesses representatives. Although almost 50% of the total project costs were funded by private investments, the City played an important role by contributing millions of dollars in road, sewer, and infrastructure improvements and committed $15 million to building a new Park District site.
Founda)on for Homan Square
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Darris Lee Harris
Darris Lee Harris

Chicago, Illinois Key Project Features and Results: The Sears Power House is an excellent of merging historic preservation and sustainable, green design. The adaptive reuse project preserved many of the buildings historic and industrial features such as the original windows, terra cotta floor tiles, a turbine, 40-ton gantry crane, the smokestack, coal hoppers, coal ash conveyor belt, and steam piping. In addition to restoring the powerhouses original charac- teristics, Power House High also achieved LEED- Platinum status with its geo-thermal heating and cooling system, retrofitted historic windows, energy effi- cient lighting system, and low-flow toilet features. The turbine room, in which an original turbine has been preserved, now serves as cafeteria, school assembly hall, and community event space. Power House High showcases the successful integra- tion of historic preservation and sustainable development in coal-fired power plants, especially for educa- tional purposes. The schools curriculum at Power House High incorporates themes associated with environmental sustainability and green technology.
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Darris Lee Harris
Lessons Learned
Each case study highlights a dierent approach in preserving the historic and architectural characteris)cs as well as assigning a new purpose to an obsolete power plant. Although each adap)ve reuse example is unique, collec)vely they illustrate a variety of lessons in regards to recycling coal-red power plants. The valuable lessons gained from collec)vely examining these case studies include: A power plants close proximity to an urban center or loca)on along the waterfront has aided redevelopment through spurring private investment and acrac)ng City acen)on. Even though these buildings have outlived their original use, they are typically located on proper)es that have an underlying value. This may be due to the exis)ng infrastructure, transporta)on access, or other nearby services. The success of a project is not necessary based on the nal building or land use, as power plants have been repurposed for a variety of new public and private func)ons. However, the surrounding area should be examined in order to determine what is the best t for reuse. Many power plants have been lem vacant for years or decades amer re)ring, which can contribute to the erosion of a neighborhoods character and harm on the local economy. But, today, many sites have been repurposed and transformed into vibrant community spaces. In some cases, adap)ve reuse spurred further economic development in the surrounding area or were implemented in conjunc)on with larger redevelopment plans. Instead of remaining derelict or vacant, sites have become acrac)ve, integral parts of the surrounding neighborhood by genera)ng new jobs, tax revenue, and business opportuni- )es. Power plants oer a variety of unique industrial and architectural features that have repeatedly been preserved in the nal reuse. Industrial equipment once used for generat- ing electricity, such as the turbines, smokestacks, steam pipes, or coal hoppers, may seem unfavorable for redevelopment. However, many adap)ve reuse projects have preserved original features in order to maintain the power houses iden)ty and have even taken advantage of these characteris)cs through using them as a unique marke)ng tool. Older power plants large turbine-generator halls provide a vast open space to house new building use. These turbine-generator halls are an appealing building feature due to the versa)lity in implemen)ng new func)ons or purposes. Mul)-stakeholder involvement is key regardless of who is direc)ng and funding the project. A city, private developers, neighborhood organiza)ons, and residents should all be involved in the planning process for the buildings future use. These partnerships are necessary in order to gain social, poli)cal, or nancial support that moves the redevelopment process forward.
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Who currently owns the site may determine the future for adap)ve reuse. For example, in many cases, the power plant may s)ll be owned by the u)lity company, which may refuse to sell the site to pursue their own objec)ves or place the building on the market to earn a prot. However, many power plants have been repurposed due to strong external support outside the u)lity company, by community organiza)ons or the local government. Because power plants are or once were a vital part of a neighborhoods local history and economy, residents and community organiza)ons play a strong role in the redevelopment process. In some cases, ci)zens have been the driving force for adap)ve reuse and have helped determine the nal land use op)ons. Understanding the local context and public role is vital in crea)ng a new, valuable, and economically viable building func)on. Most power plants require remedia)on, which typically entails dismantling industrial equipment as well as removing asbestos, lead paint, underground tanks, or any other hazardous materials. Although the total costs for an adap)ve reuse project varies case to case, recycling power plants may be more expensive due to environmental clean up eorts and the chosen building use. A few projects were primarily funded by private investments. How- ever, most adap)ve reuse examples u)lized a variety of nancial mechanisms from both public and private sources to minimize the total costs and help pay for each stage of redevelopment. In some examples, historic preserva)on has been implemented alongside sustainable design. These projects highlight the ability to successfully restore a power plants original features, while also retrojng features to increase energy eciency and lessen the environmental impacts caused by the building. Some power plants, which once polluted the surrounding neighborhood, are now LEED-cer)ed structures. In one case, sustainability was even integrated into a charter schools curriculum. In general, the best adap)ve reuse design depends on a number of circumstances, including the building characteris)cs and future site use. Many )mes a reuse design reects the communitys goals or civic pride. In some examples, only the exterior of the original power plant has been preserved. However, in other cases, the industrial equipment has either been reu)lized for new manufacturing purposes or been restored as a showcase piece to pay tribute to buildings history in power genera)on. Some examples also incorporated green design elements. Regardless of the nal reuse, repurposing power plants provides a unique opportunity to preserve and reuse a buildings dis)nc- )ve architecture and structure features.
The highlighted case studies display diverse and ambi)ous nal building and land op)on for power plants. These industrial relics, many of which remained vacant for decades before redevelopment, today serve as an impressive, educa)onal resource on the history of electricity.
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The lessons learned are crucial in understanding the dierent strategies and factors related to the reuse of power plants. They have demonstrated the methods used to preserve powerhouses original character and assign these spaces new func)ons. In addi)on, these examples emphasize the future civic, economic, and recrea)onal value of repurposing power plants, especially as they have helped foster community revitaliza)on in the past. These case studies are valuable in considering the adap)ve reuse of Chicagos Fisk Gen- era)ng Sta)on, discussed in-depth in the following chapters. Analyzing how similar structures have been reused may be worthwhile in determining the sites nal outcome. Pujng loca)on and other local redevelopment challenges aside, each example is relevant for comparing and determining Fisk Sta)ons adap)ve reuse poten)al. The informa)on and insight yielded from these examples shed light into how Fisk Sta)on could similarly benet from adap)ve reuse and helps visualize the crea)ve possibili)es for the sites future.
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Sec3on Sources
PraV Street Power Plant Columbia University, Department of Historic Preserva)on of the Graduate School of Architecture, Planning & Historic Preserva)on. Preserving the Former IRT Powerhouse: A Preserva%on Plan, Columbia University, 2009, 68-69. Cordish Companies. Featured Developments. The Cordish Companies, 2008. hcp://www.cordish.com/sub.cfm?sec)on=newdev Hequet, Marc. Power Plants. Retail Trac, November 1, 2006. hcp://retailtracmag.com/development/retail_power_plants/ Maryland Historical Trust's Na)onal Register.,Prac Street Power Plant, Maryland Historical Trust. Accessed March 10, 2012, hcp://mht.maryland.gov/nr/NRDetail.aspx?HDID=978&FROM=NRMapFR.html Scadden, Richard A. Adap)ve Reuse of Obsolete Power Plants. Presenta)on at the Air & Waste Management Associa)on (A&WMA) 94th Annual Conference, Orlando, FL, June 2001, 5. Moran Plant City of Burlington, Vermont, Community and Economic Development Oce. Moran Plant: Overview. Burling- ton Community and Economic Development Oce. Accessed March 1, 2012. hcp://burlingtonvt.gov/CEDO/Waterfront/Moran/Overview/ City of Burlington, Vermont, Community and Economic Development Oce. Moran Plant: History and Past Ideas. Burlington Community and Economic Development Oce. Accessed March 1, 2012. hcp://burlingtonvt.gov/CEDO/Waterfront/Moran/History-and-Past-Ideas/ City of Burlington, Vermont, Community and Economic Development Oce. Moran Plant: Financing Plan. Burlington Community and Economic Development Oce. Accessed March 1, 2012. hcp://burlingtonvt.gov/CEDO/Waterfront/Moran/Financing-Plan/ City of Burlington, Vermont, Community and Economic Development Oce. Moran Plant: Site Data. Burling- ton Community and Economic Development Oce. Accessed March 1, 2012. hcp://burlingtonvt.gov/CEDO/Waterfront/Moran/Site-Data/ De Sousa, Christopher. Moran Center, Burlington, Vermont: A U.S. EPA Brownelds Sustainability Pilot. Uni- versity of Illinois at Chicago, Ins)tute for Environmental Science and Policy, June 2011. www.uic.edu/orgs/brownelds/research-results/documents/MoranCenter.pdf Engineering Ventures. Moran Plant Renova)on. Engineering Ventures. Accessed March 1, 2012. hcp://www.engineeringventures.com/projects/structural-engineering/recrea)onal/moran-plant-renova) on ENPRO Services, Inc., From EPA Brownelds Site to Community Center, ENPRO Services, Inc., 2010, www.enpro.com/tes)monials/MoranPowerPlant.pdf Lindholm, Jane. Bob Kiss on IRV, Burlington Telecom And The Moran Plant. Vermont Public Radio, March 4, 2010. hcp://www.vpr.net/news_detail/87395/bob-kiss-on-irv-burlington-telecom-moran-plant Moran Municipal Genera)on Sta)on - Burlington, Vermont. Waymarking, accessed March 12, 2012. hcp://www.waymarking.com/gallery/image.aspx?f=1&guid=737a5463-edf6-44b2-bcc0-bb94e967b175 Tocen, Shay. Burlington May Finally Give the Old Moran Plant a New Life. Seven Days, September 23, 2009. hcp://www.7dvt.com/2009burlington-may-nally-give-old-moran-plant-new-life Tocen, Shay. Mari)me Museum Withdraws from Moran Redevelopment. Seven Days, September 28, 2011. hcp://7d.blogs.com/blurt/2010/09/mari)me-museum-withdraws-from-moran-redevelopment.html. U.S. Environmental Protec)on Agency. Burlington Reaps $25K EPA Grant for Brownelds Sustainability Pro- ject, U.S. Environmental Protec)on Agency, Re-development of Former Coal Plant. News Releases from Region 1, September 4, 2008. hcp://yosemite.epa.gov/opa/admpress.nsf/6d651d23f5a91b768525735900400c28/8ace26d5891e188b8 52574ba006bc828!OpenDocument Adap%ve Reuse of Coal-Fired Power Plants 71
U.S. Environmental Protec)on Agency. Green Design Op)ons for the Moran Center at Waterfront Park Revi- taliza)on Project. U.S. Environmental Protec)on Agency. Accessed March 2, 2012. epa.gov/brownelds/sustain_plts/factsheets/burlington_susfs.pdf SDG&E Sta3on B Bosa Development. Electra. Bosa Development. Accessed March 1, 2012. hcp://electra.bosadev.com/ Breeze, Lew. San Diego's Comprehensive Source for Downtown Living: Electra. Lew Breeze. Accessed March 1, 2012. hcp://www.sdcondo.com/electra.html Columbia University, Department of Historic Preserva)on of the Graduate School of Architecture, Planning & Historic Preserva)on. Preserving the Former IRT Powerhouse: A Preserva%on Plan. Columbia University, 2009, 77. Dannecker and Associates. Electra San Diego Condos. Dannercker and Associates. Accessed March 2, 2012. hcp://www.welcometosandiego.com/san-diego-neighborhoods/condos-for-sale-downtown-san-diego/col umbia-the-waterfront/electra-san-diego/#img0 San Diego State University, College of Professional Studies and Fine Arts. New SDSU Gallery. San Diego State University, March 2, 2012. hcp://downtowngallery.sdsu.edu/index.php/gallery/about/ Save Our Heritage Organiza)on. SDG&E Sta)on B. Reec%ons Newsle]er 35, no. 3, 2004. hcp://sohosandiego.org/reec)ons/2004-3/2004-11_sdge.htm Showley, Roger M. Second Time Around: Three Old Kids on the Block Come to Life for a New Genera)on. San Diego Union-Tribune, September 18, 2005. hcp://www.signonsandiego.com/uniontrib/20050918/news_mz1h18second.html Comal Power Plant Comal County Government. Comal Power Plant. Comal County Government. Accessed March 3, 2012. hcp://www.co.comal.tx.us/Historical/Proper)es/Comal_Power_Plant.htm Dupuy, Richard, Robert Ashworth, and Lydia Frenzel. Turning a Liability into an Asset! The Story of an Old Power Plant. Ultra High Pressure (UHP) Projects, Inc. Accessed March 3, 2012. hcp://www.uhpprojects.com/services/comal2.htm Larry Peel Company, The Landmark, New Braunfels, TX. Larry Peel Company. Accessed March 3, 2012. hcp://landmarkloms.com/history/ McLeod, Gerald E. Day Trips. The Aus%n Chronicle, April 11, 2003. hcp://www.aus)nchronicle.com/columns/2003-04-11/154443/ McLeod, Gerald E. Day Trips: The Defunct Comal Power Plant in New Braunfels Finds New Life as a hotel. The Aus%n Chronicle, June 2, 2010. hcp://www.aus)nchronicle.com/columns/2000-06-02/77427/ Scadden, Richard A. Adap)ve Reuse of Obsolete Power Plants. Presenta)on at the Air & Waste Management Associa)on (A&WMA) 94th Annual Conference, Orlando, FL, June 2001, 5. Seaholm Power Plant American Clean Skies Founda)on. Repurposing Legacy Power Plants: Lessons For the Future. American Clean Skies Founda)on, August 2011, 18-19. Claire van Ryzin, Jeanne. Council OKs rainbow-hued Seaholm Wall Design. The Statesman, February 9, 2012. hcp://www.statesman.com/news/local/council-oks-rainbow-hued-seaholm-wall-design-2164175.html Collins, Mark. Planned Seaholm Development Puts Re)red Power Plant to Dierent Use, Community Impact Newspaper, April 10, 2009. hcp://impactnews.com/ar)cles/planned-seaholm-development-puts-re)red-power-plant-to-dierent-use Columbia University, Department of Historic Preserva)on of the Graduate School of Architecture, Planning & Historic Preserva)on. Preserving the Former IRT Powerhouse: A Preserva%on Plan. Columbia University, 2009, 75.
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Friends of Seaholm. The Adap)ve Reuse of Seaholm Power Plant. Friends of Seaholm. Accessed March 4, 2012. hcp://friendsofseaholm.com/ Geiser A., Repurposing a Downtown Icon: Firm to Buy Defunct Historical Seaholm Power Plant Amid Cri)- cism, The Daily Texan, May 5, 2010, hcp://www.dailytexanonline.com/content/repurposing-downtown-icon; Hinkle, Josh and Doug Shupe. Seaholm to have Lighted, Colorful Wall. KXAN, February 10, 2012. hcp://www.kxan.com/dpp/news/local/aus)n/seaholm-to-have-lighted-rainbow-wall Jonsson, Kayla. Aus)n Energy nances wall art for Seaholm Power Plant. The Daily Texan, February 15, 2012. hcp://www.dailytexanonline.com/news/2012/02/15/aus)n-energy-nances-wall-art-seaholm-power-plan t Scadden, Richard A. Adap)ve Reuse of Obsolete Power Plants. Presenta)on at the Air & Waste Management Associa)on (A&WMA) 94th Annual Conference, Orlando, FL, June 2001, 6. Scadden, Richard A. and Stephen J. Mitchell. Facility Decommissioning and Adap)ve Reuse. Presenta)on at Na)onal Defense Industrial Associa)on (NDIA) 27th Environmental Symposium and Exhibi)on, Aus)n, Texas, April 23-26, 2001, 10-11. Seaholm Power, LLC. Power Plant Redevelopment. Seaholm Power, LLC. Accessed March 3, 2012. hcp://www.seaholm.info/ Sears, Roebuck, & Co. Power House American Clean Skies Founda)on. Repurposing Legacy Power Plants: Lessons For the Future. American Clean Skies Founda)on, August 2011, 10. Chicago Metropolitan Agency for Planning (CMAP). Charles H. Shaw Technology and Learning Center. Chicago Metropolitan Agency for Planning. Accessed December 4, 2011. Chuckman, John. Postcard-Chicago-Sears Roebuck Plant-Aerial-Early. Chuckmans Collec)ons: Chicago Post- cards, Volume 8. October 1, 2010 hcp://chuckmancollec)onvolume8.blogspot.com/2010/10/postcard-chicago-sears-roebuck-plant.html Founda)on for Homan Square. Annual Report Update: 2011. Founda)on for Homan Square, 2011. hcp://www.homansquare.org/les/pdf/2010-11_annual_report.pdf Founda)on for Homan Square. Annual Report Update: 2009-2010. Founda)on for Homan Square, 2010. hcp://www.homansquare.org/les/pdf/homan_square_ar_2009-10_r3.pdf Founda)on for Homan Square. Henry Ford Academy Power House High: Power House High Campaign Up- date. Founda)on for Homan Square, First Quarter 2008. Founda)on for Homan Square. History. Homan Square. Accessed March 4, 2012. hcp://www.homansquare.org/history Founda)on for Homan Square. Power House Homan Square. Accessed March 4, 2012. hcp://www.homansquare.org/power-house Gerfen, Ka)e. Charles H. Shaw Technology and Learning Center. Architect, February 16, 2010. hcp://www.architectmagazine.com/adap)ve-reuse/charles-h-shaw-technology-and-learning-center.aspx Harris, Darris Lee. Sears Power House. Darris Lee Harris Accessed March 2, 2012. hcp://www.darrisharris.com/ Homan Square Community Center Founda)on. A Short History of a Long Journey: Homan Square Annual Re- port 2005. Homan Square Community Center Founda)on, 2005. Homan Square Community Center Campus. Homan Square: From Vacancy to Vibrancy. Homan Square Com- munity Center Campus, 2007. Homan Square Power House. DTKindler Communica%ons, Shoo y design. Accessed March 3, 2012. hcp://homansquarepowerhouse.com Illinois Clean Energy Community Founda)on. Energy Eciency. Illinois Clean Energy Community Founda)on, Accessed March 2, 2012. hcp://www.illinoiscleanenergy.org/ph-energy-eciency/
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Kamin, Blair. Power play: architects help turn old Sears power plant in Chicago into new charter school. City- scapes, Chicago Tribune, September 01, 2009. hcp://featuresblogs.chicagotribune.com/theskyline/2009/09/power-play-architects-help-turn-old-sears-p ower-plant-in-chicago-to-new-charter-school-.html Long, JT. Crea)ng a Powerhouse School. Constructor, March-April 2010. hcp://constructoragc.construc)on.com/mag/2010/Mar-Apr/1003-PepperConstruc)on.asp MacRos)e Historic Advisors, LLC. Adap)ve Reuse for Educa)onal Facili)es: The Charles H. Shaw Technology and Learning Center. MacRos)e Historic Advisors, LLC. Accessed March 5, 2012. hcp://www.macros)ehistoric.com/pages/sears_power_house_/106.php Petersen, Laurie. Power Switch: This New High School is a Spark For Studentsand the Neighborhood.Chicago Architect, January-February 2012, 27-30. U.S. Na)onal Park Service. The Na)onal Historic Landmark Database: Sears, Roebuck, And Company. Na- )onal Park Service. Accessed February 11, 2012. hcp://tps.cr.nps.gov/nhl/detail.cfm?ResourceId=1755&ResourceType=Building.
Chapter IV: Sec3on Endnotes

1 American Clean Skies Founda)on, Repurposing Legacy Power Plants: Lessons For the Future, 12. 2 Ibid., 24-25. 3 Ibid., 14.
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V. The History And Signicance Of Fisk Sta3on

Today, Fisk Genera)ng Sta)on, located in Chicagos Pilsen neighborhood, is commonly known for the community protests against the power plants pollu)on and environmental injus- )ces. However, less know of Fisk Sta)ons role in the electric industry and its historic signicance. In the late nineteenth century, the conven)onal reciproca)ng steam engine had reached its capacity in power produc)on. Despite these limita)ons in genera)on technology, house- holds, the elevated train system, and businesses con)nued to demand electricity. Samuel Insull, president of Chicago Edison, which then only a small u)lity company, was forced to nd an an- swer to increase energy produc)on while maintaining low customer rates. Thus, Fisk Sta)on provided the solu)on and became the founda)on for which the electric industry would build upon in the future. Built in 1903, Fisk Sta)on became the largest steam genera)ng plant in the world, holding the rst 5 megawac (MW) steam turbine. The power plant stood as a daring innova)on for its day, as there was no guarantee that the 5 MW turbine would become commercially successful. But, the decision to build the largest turbine for its )me exceeded cau)ous experimenta)on beyond the tradi)onal electric genera)ng design. As a result, the turbines installed at Fisk Sta- )on largely inuenced Chicago Edisons growth, the expansion of electricity within Chicago, and the technologic improvements in the electric industry. Only years amer Fisk Sta)ons ini)al success, turbines con)nued to generate greater electricity outputs and Chicago Edison was renamed to Commonwealth Edison Company, which s)ll survives today. Today, Fisk Genera)ng Sta)on is owned by Midwest Genera)on, a subsidiary company of Edison Interna)onal. On February 28, 2012, Midwest Genera)on announced that it would close Fisk Sta)on by the end of 2012. Given the short )meframe un)l re)rement, Fisk Sta)ons redevelopment should place greater emphasis on preserva)on as the site greatly contributed to Chicagos history and is vital in commemora)ng the citys growth in the early twen)eth century. Of Chicagos earliest central power sta)ons, today, Fisk Sta)on is one of the only to survive. Because the power plant symbolizes both the growth of electricity and turbine technology in Chicago and the United States,
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it is a historic site worth preserving. A number of Fisk Sta)ons buildings, which feature ornate, classical revival architecture, remain on the site today. The demoli)on of Fisk Sta)ons historic buildings would cause the loss of many magnicent and irreplaceable buildings, which symbolize the sites rich history. Fisk Sta)on oers valuable redevelopment opportuni)es that can drive employment and preserve community iden)ty while improving public and environmental health. Transforming Fisk Sta)on from an old, pollut- ing genera)ng sta)on into a vital neighborhood landmark would showcase posi)ve community investment, celebrate the current cultural values, and promote a healthy, sustainable future. What was once the largest steam genera)ng plant in the world could one day again serve future genera)ons. This chapter will explore Fisk Sta)ons history and current condi)ons, iden)fy its mean- ingful use and contribu)ons over )me, up the the present, where Midwest Genera)on announced the power plants closure. In addi)on, specic building and industrial structures will be showcased. The following chapter will examine the poten)al and barrier for its adap)ve reuse.
Historic Signicance
Fisk Genera)ng Sta)ons is more recently known for its issues surrounding environmental injus)ce and community protests over the power plants pollu)on. Yet, in the early twen)eth century, the plant greatly inuenced Chicagos electric revolu)on and signied the na)ons technologic improvements in power produc)on. Few people are aware of the sites historic signicance, which is a crucial component in considering Fisk Sta)ons preserva)on and redevelopment.
The Growth of Electricity in Chicago Chicagos demand for electricity began as early as 1878, which simultaneously resulted in u)lity growth and compe))on, increased manufacturing, the expansion of the rapid street transit system, and residen)al electric use.1 But, as Chicago became a ourishing industrial and railroad hub, electricity service was limited. Chicagos transforma)on into an electric city depended heavily on Samuel Insull, Thomas Edisons former appren)ce. In 1892, Insull became president of Chicago Edison Company, a
small u)lity company that eventually grew into Commonwealth Edison. Upon arriving to the city, Insull stated Chicago presented, "the best opportunity...in the United States to develop the business of the produc)on and distribu)on of electrical energy."2 He later went on to become the most important na)onal leader of the electric u)lity industry.3 Through out the early twen)eth century, Insull directed the expansion of Chicagos electricity service by building a powerful corporate monopoly, maintaining widespread low rates, marke)ng acrac)ve adver- )sements, and making risky engineering decisions in new untested technology. During Insulls rst years as president of Chicago Edison, the company possessed limited genera)ng power, which only served about 5,000 ligh)ng customers.4 At that )me, Chicago Edi- son was not the citys largest or most powerful u)lity company. However, Insull envisioned an electricity market that provided universal, aordable service for all Chicagoans, which at the )me totaled approximately a million people.5 In order to achieve his goals of expanding service, Chicago Edison would have to increase sales and power genera)on, lower rates, and consolidate the citys sprawling electric industry.6 Thus, Chicago Edison gradually became a monopoly, as Insull began a legacy of purchasing compe)tor companies and consolida)ng franchise rights.7 The company also introduced aggressive sales campaigns to en)ce new customers and built transmission lines that extended service to suburban areas outside of Chicago. Insull also concentrated on the citys prevalent isolated plants. During the late 1800s, many large buildings, skyscrapers, factories possessed self-contained genera)ng systems. 8 Be- cause the isolated system provided addi)onal control and convenience, many building and business owners preferred self-genera)ng power. However, Insull believed that central service sta)ons were more appropriate, as specic genera)ng sites had the ability supply power far beyond the power plant. Dealmaking, adver)sing, the geographic extension of high-voltage transmission lines, and low energy rates made the central sta)on a becer alterna)ve to the self- contained, isolated systems. By 1904, new isolated plants began to drama)cally decline.
Turbine Technology: Barriers and Innova3on As electricity consump)on and popularity rapidly increased, Chicago Edison struggled with supplying consistent power during peak hours.9 By 1901, the company had exceed the capacity of their generators.10 Chicago Edisons growth was limited by current genera)ng technol-
ogy. In his book, The Electric City: Energy and the Growth of the Chicago Area, 1880-1930, Har- old Plac, writes, Engineers and investors had an)cipated the problems of designing larger and more ecient prime movers. But un)l the rapid growth of demand for electricity in Chicago forced Insull to nd a solu)on, technological innova)on had proceeded at the slow pace of cau- )ous experimenta)on.11 Addi)onal genera)ng sta)ons would not be enough to increase power supply while maintaining low customer rates. In order to promote the mass consump)on of electricity, turbines would have to generate more power. But the current technologic constraints presented a huge challenge: Up un)l that point, most of the prevailing power-genera)on technology relied upon two basic components: a steam engine and a dynamo. They were two separate units connected by belts, which resulted in a tremendous loss in energy. Not only were they inef- cient, they were limited as to how much power they could produce since the dynamo could turn only so fast in this arrangement.12 En)rely new generator technology was needed to replace the size-limited, gasoline-powered, piston-driven engines.13 Chicago Edison teamed with manufacturer General Electric to develop a more ecient steam turbine, the turbogenerator, based o of European designs.14 The new, innova)ve turbogenerator unied once separate machine components into a more powerful, ecient system. The new turbogenerators presented a number of benets compared to the previously used technology: A steam turbine, however, eliminated the engine en)rely. A coal-red boiler would heat water to create a high-pressure stream that would turn the blades in the turbine, whose sham was directly connected to the dynamo. Instead of being 40 percent ecient in its conversion of heat and mo)on to electricity, the new unit could be 80 percent ecient. Less coal was needed, the turbine could turn faster and create more power. It was a rela)vely simple principle that is essen)ally s)ll in use today in every coal-, gas-, and oil- red power plant.15 With cheaper, less resource and space intensive steam turbines, Chicago Edison would be able to expand electric service further. The next step was to build an fully-func)onal power plant run by turbogenerators in Chicago. In 1900, General Electric built a half-MW (megawac) prototype, about what was being readied abroad, but Insull decided that prime movers of 5 MW each were necessary for a 14-
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unit, 70 MW sta)on. This was a grand leap from what had come before, and Insull wanted the rst three units now in order to meet Chicago's growing demand.16 A turbine that could produce 5 MW was more than twice as large as what Wes)nghouse, the leader in AC turbines, had in opera)on at the )me.17 Although General Electric and the engineers working on the project considered Insulls vision a huge manufacturing risk, Insull insisted on building a machine that would exceed the limits of the exis)ng technology. During a speech on June 26, 1912 before the Brooklyn Edison Company Sec)on of the Na)onal Electric Light Associa)on, Insull recalled his daring decision to build the largest 5 MW turbogenerator yet, as to make a steam turbine a mh that size would be a step backward.18 Even with his business reputa)on at stake, Insull rejected conserva)ve advice. Because he intended to supply a large amount of power to Chicagos elevated transit system, only untested turbine size and technology would be sucient.19 Such a large customer would require a generator that did not exist in the engineers minds. Insull would not be denied as he envisioned his company supplying power for the en)re metropolitan area, something no producer had done before. That was (Thomas) Edisons dream, although the wizard never had the means nor the technology to make that dream come true. Insull did.20 Insull told his board of directors, that his dream of widespread electricity could only be obtained from highly economical power sta)ons resul)ng in a very low cost of energy, compet- ing against privately owned uneconomical steam plants. The opportunity to get this large power business was right at my threshold and I knew that unless I built the most economical power sta)on possible, that opportunity would be lost.21 In order for General Electric to take the manufacturing risk building with the 5 MW turbine, Insull agreed that Chicago Edison would as- sume the expenses if the technology failed.22
Fisk Genera3ng Sta3ons Technologic Success In December of 1901, Insull placed the order for the untested 5 MW turbine and, as he put it, the great experiment began.23 The same year, a site, located on a a quiet street in an industrial district in an area known as Pilsen, was purchased to house the untested turbogenerator technology (Fig. 5.1).24 Built on this newly acquired land, Fisk Street Genera)ng Sta- )on would mark a historic departure from the current standards of the industry.25 Due to its
loca)on on the South Branch of the Chicago River, the powerhouse was equipped with a steady supply of water and fuel access provided by coal barges. SPECIAL REPORT
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constant financi why people ever crazy to expect t We may have to those companie idation plan as w pany is a challe may have to get The street rai financial mess, over there at th Chairman of Engineers, Ch Report.) While w these street railw want to get inv enough for me Arnold is doing involved with a r panies under a c About two ye near Libertyvil spend a lot of ti sumed with my while Chappie a Fisk Street Station as it appeared while under construction in 1903. The general construction is of in Europe, I Fig. 5.1: View of Fisk Sta)on during its construc)on in 1903. steel covered with red pressed brick and ornamented with heavy cut Bedford stone. Photo from machines (auto The Sargent & Lundy Story Printed in Shore Line Interurban Historical Society, A Conversa)on with Samuel Insull, First & Fastest 26, vol. farm, there was 1 (2009): huge engineers at General Electric used their slide a 54. risk building the worlds largest turbine the six miles fr rules to prove that everything was impossible. plant. Huge amounts of water would be needed While out drivin Even Fred Sargent told me it couldnt be done. as each turbine would be served by eight boil- countryside, I be We were October 2, 1903, Fisk Street Genera)ng Sta)on condensers alone were a5significant the various po On at the practical capacity of reciprocat- ers. The opened, containing the MW, North Shore Ele ing steam engines. We needed a bold solution, challenge. 11,000-horsepower coal-red turbine.26 As Fisk Sta)on was powered up, Insull commented on Then I was th The boilers are four in a row with a firing and I was prepared to go to the directors with a poten)al for the new technology to fail, we islandit between Ithe blow rows ith it anyways the Chicago & M bold solution. The business was there if sta)ng, If goes up, will two up w of boilers. the Separate boiler and turbine rooms would be to Libertyville i could provide a low rate. in more ways than one, so I might as well stay here.27 under a common roof. The switch power plant i So I dispatched Ferguson and Sargent to located Europe to study the turbine installations in coal, Fisk Sta)ons 5 separate, 50 feet the largest Electric has po Powered from water boiled by burning house would be MW turbine was from the various countries main building. Boiler pressure was designed at Highland Park. turbogenerator in the world. Each unit measured 180 in height and 16'-6"in diameter (Fig. 5.2). thing in Lake and report back 29' pounds per square inch, with the steam to me. Charles superheated another 150 degrees powerhouse, Although the original plant designs intended to place 14 generator units inside the Fahrenheit Chicago? We co Coffin (president and the turbines rotating at 750 rpm. We were the area last ye of General really breaking new ground, and it would be back from the those towns hav Electric) did not the first 5,000 kilowatt unit placed in service. Adap%ve Reuse of Coal-Fired Power Plants 80 On October 21, 1903, Sargent was superin- has service at n want to take the risk of manufac- tending the steaming up of the unit. It made a at the door of th turing 5,000 kilo- terrific noise when it first started, and Sargent are so financia them with a cen
in the end only three of the turbines were installed.28 Eight boilers, arranged perpendicular to the turbines, eight boilers provided turbogenerators with steam. This turbine-boiler arrangement was a departure from the conven)onal method of sejng the boilers in a line parallel to the turbines.29
Fig. 5.2: Thomas Edison and others standing in front of the 5 MW turbine-generator monument in Schenectady, New York in 1922. Image from John C. Zink, Steam Turbines Power an Industry: A Condensed History of Steam Turbines, Power Engineering, August 1, 1996.
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Fisk Sta)ons mechanical success became instantly apparent, as the new unit produced
twice as much power as any steam engine ever built.30 Not only did the turbines achieved 80% energy eciency, double that of Chicago Edisons previous reciproca)ng unit technology, but they also spun ten )mes faster than the reciproca)ng predecessors, were one-tenth the weight, and required less maintenance.31 The turbine proved to be an engineering wonder since its blades were the rst human-made devices to travel faster than the speed of sound. The turbines hardened metal also maintained its shape despite being blasted by high-temperature steam, and the unit operated under these red-hot condi)oned consistently for twenty-four hours a day.32 Power produc)on demanded less fuel, with a kilowac (KW) hour now requiring less than four pounds of coal compared to the previous seven pounds needed.33 The greater energy outputs coupled with a reduc)on in coal consump)on provided an addi)onal benet to the surrounding city and its residents by lessening smoke pollu)on. 34 This new power produc)on was signicant in that it allowed Chicago Edison to supply power to the transit system, the largest electrical customer at the )me. But even more important, Fisk Sta)ons turbines became the rst step in improving the eciency of generator machinery and technology. The turbine would be one of many because it was not all that ecient and the technology would be rened. Yet what had happened that day was the equivalent of taking a space program from orbi)ng around the earth to orbi)ng around the moon...From that point on, Chicago was on its way to becoming the most energy-intensive place in the world.35 Insull stated Fisk Sta)ons success was the greatest thing which has happened in our business. In the months of November and December, we produced power at Fisk at a lower cost than any plant I have ever heard of using coal as a basis of power produc)on. Our balance sheets for the year will show up very well.36 From simultaneously achieving an increase in power output and a decrease produc)on costs, Chicago Edison was now capable of selling power to more customers. The improved eciency certainly aided the citys subsequent electric revolu)on and the con)nual growth of Chicago Edison. Because the site represented monumental engineering accomplishments, it was no surprise that visitors from the European electric industry traveled rst to Chicago and to Fisk to view the technology.37 Fisk became its own tourist acrac)on as notable people, such as Thomas
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Edison and Britains King George and Queen Mary, visited the power plant.38 Fisk Sta)on also held a number of garden par)es to showcase the excep)onal technology in which, hundreds of visitors...wandered all over the place, admiring something new at every turn.39 Today, the original guestbook, lled with the signatures of countless visitors, s)ll remains the the site. Fisk Sta)ons fame in the early twen)eth century contributes to the historic signicance of the site. Technologic Improvements A\er Fisk Sta3ons Ini3al Success The original technologic improvements and enhanced eciency from 1903 cut produc-
)on costs by half, which provided Chicago Edison with new opportuni)es for growth. Chicago Edison, which became Commonwealth Edison in 1907, con)nued to acquire more power companies and proceeded to expand electric service to the surrounding metropolitan area. Generat- ing technology also became more cost eec)ve and energy ecient. Because the turbines at Fisk Sta)on were so successful, three more 5 MW turbines were installed by 1905.40 However, the development of turbine engines was so great that within six years not one of the original four was s)ll being used.41 Instead, the steam turbine technology at Fisk Sta)on was con)nually improved upon. Chicago Edisons guaranteed contracts with Chi- cagos transit companies provided the investment capital needed for upgrading the power plants rst genera)ng system and steam turbine technology. By 1907, the turbine units were retroced to an increased size of 12 MW, with a 140% boost in output.42 By 1910, the powerhouse contained 14 turbines and a total output of 168 MW.43 According to Insull, the retrots were ensued all with the same building, the same number of boilers, the same grate surface, the same stack capacity, [and] prac)cally the same amount of money invested.44 By 1949, Fisk Sta)on again became Commonwealth Edisons largest genera)ng sta)on of the 10 in opera)on with the installa)on of a new 150 MW unit. 45 In 1959, a 305 MW unit was installed, which produced enough electricity to serve a city of nearly half a million popula)on.46 This technologic improvement increased the total net genera)ng capability to 613 MW, a staggering comparison to Fisk Sta)ons rst opera)onal capacity of 5 MW. Because the power plant was con)nually upgraded to generate more electric power, none of the original generators are located at Fisk Sta)on today. However, the original 5 MW turbine was returned to the headquarters of General Electric, the original manufacturer, in
Schenectady, New York, where is stands today as a monument to engineering genius.47 Ac- cording to one author, when viewing the original turbines, you can get a feel for what an awe- some process power produc)on is, even in this age.48 The original 5 MW Cur)s turbine generator unit was designated a na)onal engineering landmark by the American Society of Mechanical Engineers in 1975.49
Fisk Sta3ons Technologic Impact on the Electricity Industry and in Chicago Eloquently put by Insull, Fisk Sta)ons original turbogenerator represented true innova- )on and risk. The power plant stood as: a monument to one of the greatest developments that has taken place in connec)on with our industry. The ability to mass very large amounts of energy produc)on, the ability to do that at a very low investment cost, and to produce the energy from such machinery at an opera)ng cost never heard of with reciproca)ng engines and at an e- ciency never heard of with reciproca)ng engines, has, to my mind, had a greater inuence on the development of our business during the last decade than any other one thing. True, we were looking for some means of producing energy in greater quan))es at lower cost, and under circumstances of greater reliability than produc)on could possibly be with a reciproca)ng engine, as compared with the low investment cost, low bearing cost, and great reliability of a rota)ng prime mover; but the fact is that in agreeing to take the risks of manufacture, and to give the industry something which it needed badly....The history of the last decade, bringing us directly up to today or yesterday, has been one of marvelous progress in our industry, but, to my mind, it is but the start of what we can expect may come in the future.50 The 5 MW steam turbine also helped introduce the turbine to America; within a year
amer Fisk Street began opera)on, General Electric and Wes)nghouse received orders for 540,000 KW (540 MW) of turbogenerator capacity.51 Alongside inuencing Chicagos electric revolu)on, the new steam turbogenerators also represent an industry-wide triumph of when the the future of primary power arrived.52 Today, amer extensive decades of renement, the advanced steam turbine technology remains a dominant power generator, represen)ng more than 60% of all power generated.53 Although the steam turbine would not evolve into its more modern design for another decade, Fisks technology was crucial for crea)ng the pathway to improve u)lity companies central sta)ons. The groundbreaking 5 MW units subsequently trig-
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gered the era of rapid technological advances in size and eciency for energy produc)on as well as led to relentless compe))on toward the goal of cheap electricity. Even though the 5 MW turbines were quickly replaced at Fisk Sta)on, the power plant greatly inuenced the evolu)on and upward growth of the electric industry, which con)nued to be a central part of Chicago Edisons genera)ng power even amer the sites ini)al success. In 1908, ve years amer Fisk Sta)on rst began opera)ng, an editorial from the magazine Electrical World, commented on the sites persis)ng signicance. Although the magazine wrote of Fisk Sta)on in previous issues, the editorial stated, no ar)cle can do jus)ce to the care and thought bestowed on it, or to the completeness and beauty of the whole. It is a great cathedral, devoted to the religion of power, and a feeling of worship is inspired by the gigan)c machines, the towering walls, the long-drawn aisles.54 In 1915, an adver)sement produced by Common- wealth Edison )tled, called Fisk Sta)on A Mecca as it revolu)onized the methods of making electricity.55 The adver)sement also alluded to the power plants inuence on the high reputa)on that Chicago enjoys in the electrical industry is due in large part to the enterprise, the boldness of ini)a)ve, the recogni)on of the economic fundamentals on which this business is based, and the desire to play fair, which this company has exhibited.56 In 1928, at the 25th anniversary commemora)ng the installa)on of Fisk Sta)ons rst 5 MW steam turbine engine, Insull commented on how the success of the experiment at the site revolu)onized electric genera)ng power. Insull stated, I think this sta)on marks the beginning of modern day development of the produc)on of electric energy from steam and its distribu)on over large areas, such as we now haveThe Fisk street sta)on, as long as it stands, will be a monument to that departure.57 As turbo-genera)ng technology became more cost eec)ve, Chicago Edison con)nued to build new powerhouses with greater genera)ng capaci)es. For example, Quarry Street Sta- )on, located across the Chicago River from Fisk Sta)on, opened in 1908, housing six 24 MW turbines. 58 Quarry Street Sta)on and Fisk Sta)on were connected with large electric lines to assist each plant according to varying peak and low loads as well as adding reliability to their opera)ons.59 While the sta)ons remained independent plants in order to ensure that a break- down in one would not aect the other, their loca)on near each other provided an economic, convenient advantage for combined opera)on. In addi)on, the two sta)ons shared a chief en-
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gineer and a ferry service.60 The integrated system showcased innova)on beyond just the single turbine. In 1912, Northwest Street Sta)on opened with two 20 MW units, four )mes the capacity of Fisk Sta)ons original turbines built just a decade before.61 Just two years later, a 30 MW turbine was installed at Northwest Street Sta)on, which at the )me was the largest in the world.62 By the mid-1920s, a single turbine could generate 175 MW, which was enough to power a small city.63 In addi)on, the amount of coal needed to generate 1 KW-hour of electricity decreased from 7.3 pounds in 1902 to 1.5 pounds in 1932, which undoubtedly reduced input costs further.64 The increasing supply of power and lower costs increased electricitys role in Chicagos growing entertainment, transit, and residen)al appliance industries. Commonwealth Edison con)nued to expand service into the outlying suburbs to create a united network of power. Chi- cago was transforming into the electric city in which Insull had envisioned.65 The Role of Samuel Insull Ini)ally, Insulls daring experimenta)on and risky engineering decisions directed the construc)on of Fisk Sta)ons ill-advised turbines. Yet, at the )me, Insull could not predict how the rst 5 MW unit would set the stage for future turbogenerator advancements in both Chi- cago and the electric industry at large. Although a great deal of Fisk Sta)ons success has been acributed to Insull, he is not soley responsible for Chicagos growth and turbine technology evolu)on. However, author Thomas P. Hughes notes Insulls signicance: The technology and organiza)on of the Chicago system were a synthesis of the ideas and ac)vi)es of innumerable inventors, engineers, entrepreneurs, manufacturers, and man- agers from all parts of the world. Insull did not invent the Chicago system to the extent that Edison invented the Pearl Street system. Edison acquired patents on the essen)al components of his system and the organizing concept of the system was clearly his. In- sull was not a professional inventor or an engineer. He was, however, a systems concep- tualizer comparable to Edison, but on a high level of abstrac)on. Edison, though deeply aware of the seamless fabric of economics and technology, was rela)vely naive about the long-term economic and social factors making up the environment within which his system func)oned...Edison did not ar)culate his technological and economic concepts so that a large organiza)on could make decisions and carry out policy without his immediate supervision.
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Insull, by contrast, analyzed and ar)culated concepts that guided policy not only in Chi- cago but in other u)li)es as well. His conceptual syntheses involved social and market needs, nancial trends, poli)cal (especially regulatory) policies, economic principles, technological innova)ons, engineering design, and managerial techniques. Insull discussed his concepts, policies, and experiences in addresses to u)lity groups and to the public.66 As president of Chicago Edison, which later was renamed to Commonwealth Edison, Insull played a crucial role in construc)ng the founda)on of todays electric grid in Chicago. Through managing and controlling Chicago Edisons agenda, Insull directed decisions that resulted in the use of central sta)ons rather than isolated power plants and the crea)on of the most ecient steam turbine technology of its day, which replaced the reciproca)ng engine. His risky experiment in building the 5 MW turbine triggered the era of rapid technological advances in steam turbine technology, which inaugurated a new era of power genera)on.
Employees at Fisk Sta3on In addi)on to Fisk Sta)ons technologic and electric signicance in history, the countless employees that worked at the plant throughout its history should not go unno)ced. While the plants safety has been drama)cally improved over the past century, a number of men died in accidents throughout the twen)eth century.67 Today, a memorial garden located adjacent to Fisk Sta)ons Original Powerhouse commemorates the workers and reghters that lost their lives in these industrial accidents. Fisk Sta)on also oered remarkable accommoda)ons and ameni)es to employees, which will be discussed later in this chapter.
Fisk Sta3ons Contribu3on to Electric Technology and Growth Chicago Edisons success was largely based on coupling improved genera)ng technology with the acquisi)on and consolida)on of rivaling companies, and exclusivity agreements. These factors allowed Chicago Edison to scale up genera)on and distribu)on to serve more customers at a cheaper rate. The ecient turbogenerators, such as the 5 MW units installed at Fisk Sta)on, pushed the companys business growth as well as future technologic innova)ons in the engineering world further.
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Chicago Edisons success, the growth of electricity within Chicago, and the moderniza-
)on and technologic improvements of the electric industry are embodied with Fisk Sta)on. In the late nineteenth century, the conven)onal reciproca)ng steam engine had reached its capacity in power produc)on. Despite the limita)ons in genera)on, Chicago required addi)onal electricity. As a result, Fisk Sta)on was constructed to hold the largest steam turbine yet. Fisk Sta)ons rst 5 MW steam turbine was a daring innova)on for its day. When or- dered, their was no guarantee of commercial success. However, the decision to build the turbines once housed in Fisk Sta)on exceeded cau)ous experimenta)on. With the most innova)ve technology of its kind and of any size, Fisk Sta)on became the largest steam genera)ng plant in the world. Of Chicago Edisons earliest central power sta)ons, today Fisk Sta)on is one of the only to survive. Fisk Sta)ons buildings--many of which are s)ll intact onsite--are worth preserving to commemorate their historic signicance, architectural uniqueness, contribu)on in revolu)onizing the electric industry, and countless employees. This site greatly contributed to Chi- cagos history and is vital in commemora)ng the citys growth in the early twen)eth century.
Historic Buildings Onsite

While Fisk Sta)on symbolically represents a turning point in both Chicago and the electric industrys evolu)on, its buildings contain their own architectural signicance. Compared the architecture in more recently built power plants, Fisk Sta)ons various buildings are unique and surprisingly ornate, as they were built with classical revival architecture. Classical revival architecture commonly features symmetrical facades, minimal use of bays, towers or other project- ing building elements, classical ornament, including columns, cornices, and triangular pedi- ments, and wide variety of materials, including brick, stone, terra coca, and wood.68 The poten)al historic structures featured in the Historic American Engineering Record site analysis and/or that were viewed on a tour to Fisk Sta)on include the Original Powerhouse, the Administra)on Building, Switch House No. 1, Switch House No. 2 and Transmission Terminal, and the Maintenance Building.69 A number of other large structure or industrial equipment are also present. The general site layout is shown in Fig. 5.3, 5.4, and 5.5. The following analysis of the exis)ng buildings is based on outdated informa)on, either from the early 1900s or the mid 1980s, as well as from the authors personal site tour in March
2012. Therefore, the present condi)ons and status need to be further analyzed for their structural integrity and preserva)on poten)al. Although the buildings will be described by their historic characteris)cs, it should be noted that the descrip)ons may not be an accurate representa)on given the possibility of renova)ons or natural deteriora)on. Nevertheless, the following images and descrip)ons s)ll serve as a introduc)on to Fisk Sta)ons unique architectural characteris)cs. The redevelopment of the site should highly consider preserving these ornate buildings in order to commemorate the historic engineering, electric, and architectural signicance.
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Fig. 5.4: Site layout of Fisk Genera)ng Sta)ons Historic and Non-Historic Structures. Image created by author.
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Fig. 5.5: Site layout of Fisk Genera)ng Sta)ons Historic and Non-Historic Structures. Image created by author.
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The Original Powerhouse Built in 1903, the Original Powerhouse once contained the most advanced and powerful 5 MW turbogenerators for its )me.70 In his eloquent portrayal, author John Wasik describes the original characteris)cs of the powerhouse and its turbines when it rst became opera)onal: The building itself was ornate for a power sta)on, featuring graceful three story mul- lioned arched windows and terra coca ornamenta)on. Inside the generator room, streetlights lit the cavernous space. The turbine generator itself was a steel octopus, with pipes coming out of the bocom. Looking like something out of a Jules Verne novel, brass railings ringed the top and lower sec)on of the unit. Oval-shaped openings on the turbine made it look like a strange nau)cal vessel landlocked in the middle of a cathedral of power.71 In 1908, author William Hodge commented on the architecture of the Original Power-
house in contrast to the neighborhood, sta)ng, The buildings stand out in grateful relief against less acrac)ve surroundings.72 An addi)onal descrip)on wricen in 1908 in an editorial from the magazine Electrical World, commented on the persis)ng signicance and beauty of the site. Although the magazine had wricen of Fisk Sta)on and the Original Powerhouse in previous issues, the editorial stated, no ar)cle can do jus)ce to the care and thought bestowed on it, or to the completeness and beauty of the whole. It is a great cathedral, devoted to the religion of power, and a feeling of worship is inspired by the gigan)c machines, the towering walls, the long-drawn aisles.73 Featuring classical revival architecture, the exterior of the powerhouse is adorned with large arched windows that measure 25 feet wide and 32 feet high, large skylights that provided perfect ligh)ng and ven)la)on, decora)ve red bricks, and white Bedford stone.74 A site analysis by the Historic American Engineering Record, conducted in the mid-1980s, describes the exterior architectural features: The exterior of the power house features a pedimented gable above the entrance...This building has slightly canted corners, and contains such decora)ve elements as rus)cated quoins and pilasters, and embellished pendrils. Large arched windows extend up to two- thirds of the building's height. A wide concrete belt course extends around the building above the founda)on and below the windows. The cornice is composed of a second concrete belt.75 The photograph in Fig. 5.6 displays the northern exterior of the powerhouse circa 1908.
The architectural and structural outline of the northern exterior of the Original Powerhouse is
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shown in Fig. 5.7. However, only the turbine-generator room located in west end of the building remains today (Fig. 5.8). The demoli)on of the original boiler room is due to construc)on upgrades in 1959, which will be discussed in the following sec)on, 1959 Turbine-Generator Room Addi)on to the Original Powerhouse. The architectural features of the west facade of the Original Powerhouse are showcased in Fig. 5.9, Fig. 5.10, and Fig. 5.11. Today, there is a small memorial garden along the western sec)on of the powerhouse that commemorates people that have perished in res and accidents at the site. The interior of the original powerhouse also contained unique features rare in contemporary construc)on that deemed the room very handsome.76 The interiors walls possess white enameled )le adorned with decora)ve brass lamps.77 The concrete oors in the turbine room were once covered with two-inch hexagonal terra-coca )le, but today the original oor- ing seems to have been removed or covered, as it now is concrete.78 Fig 5.12-Fig. 5.17 shows the interior features from the present and past, as well as the dierent turbine units once housed in the building. Although various sources disagree on who actually designed the building, the Historic American Engineering Record claims the Original Powerhouse was designed by Shepley, Butan, & Coolidge whereas the Commission on Chicago Landmarks cites Burnham, D.H., & Co. as the responsible architect.79 Plans for Fisk Sta)ons redevelopment should strongly consider preserving the Original Powerhouse due to its ornate architecture and historic signicance in engineering and electricity.
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Fig. 5.6: The exterior of the Original Powerhouse, circa 1908, looking south. Printed in McGraw-Publishing Company, "The System and Opera)ng Prac)ce of the Commonwealth Edison Company, Chicago, Electrical World 51, no. 20 (1908): 1025.
Fig. 5.7: The architectural details of the northern facade of the Original Powerhouse circa 1908. Printed in George Frederick Gebhardt, Steam Power Plant Engineering (New York: John Wiley & Sons, 1908), 776.
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Fig. 5.8: The north entrance to the Original Powerhouse turbine room, circa 1908. Image from Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Common- wealth Electric Company, Fisk Street Electrical Genera)ng Sta)on, survey number HAER ILL, 16-CHIG, 140, Photo #8, hcp://hdl.loc.gov/loc.pnp/hhh.il0671/photos.034788p.
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Fig. 5.9: West facade of the Original Powerhouse, looking southeast, circa 1980. Image from Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Electric Company, Fisk Street Electrical Genera)ng Sta)on, survey number HAER ILL, 16-CHIG, 140, Photo #9, hcp://hdl.loc.gov/loc.pnp/hhh.il0671/photos.034789p
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Fig. 5.10: West facade entrance to the Original Powerhouse, looking south (lem) and details of the buildings historic windows (right), in 2012. Photographs by author.
Fig. 5.11: West facade entrance to the Original Powerhouse, in 2012, looking northwest. Photograph by author. Adap%ve Reuse of Coal-Fired Power Plants 97
Fig. 5.12: Interior view of the turbine room in the Original Power House circa 1908. Printed in McGraw-Publishing Company, "The System and Opera)ng Prac)ce of the Common- wealth Edison Company, Chicago, Electrical World 51, no. 20 (1908): 1023.
Fig. 5.13: 20 MW and 25 MW turbines at Fisk Sta)on, installed in 1914. Printed in Samuel Insull, Central Sta%on Electric Service: Its Commercial Development and Eco- nomic Signicance as Set forth in the Public Addresses (1897-1914) of Samuel Insull (Chicago: Pri- vate Print, 1915), 420.
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Fig. 5.14: View of the turbine-generator room in the Original Powerhouse, circa 1980. Turbine Unit. No. 18 has since been removed. Image from Library of Congress, Prints & Photographs Division, Historic American Engineering Re- cord, Commonwealth Electric Company, Fisk Street Electrical Genera)ng Sta)on, survey number HAER ILL, 16-CHIG, 140, Photo #16, hcp://hdl.loc.gov/loc.pnp/hhh.il0671/photos.034796p
Fig. 5.15: View inside the Original Powerhouse (lem) and exis)ng elevator (right) in 2012. Adap%ve Reuse of Coal-Fired Power Plants 99
Fig. 5.16: View on the oor of the Original Powerhouse turbine-room circa 1909. Printed in McGraw-Publishing Company, "Prac)cal Opera)on of Fisk Street and Quarry Street Sta)ons in Chi- cago," Electrical World 53, no. 22 (1909): 1292.
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Fig. 5.17: View of the Original Powerhouse turbine-room circa 1909. Printed in McGraw-Publishing Company, "Prac)cal Opera)on of Fisk Street and Quarry Street Sta)ons in Chicago," Electrical World 53, no. 22 (1909): 1293.
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1959 Turbine-Generator Room Addi3on to the Original Powerhouse In 1959, a large, red metal clad boiler and turbine-generator room was constructed and acached to the exis)ng original 1903 powerhouse (Fig. 5.18, Fig. 5.19)80 The new turbine- generator building is the most visually prominent building seen from Fisk Sta)ons entrance on Cermak Road. The original smokestacks were removed and replaced with a single, 550-foot smokestack, which is also visible from many distant parts of the city.81 While the building is s)ll func)onal, the southern por)on of the 1959 Powerhouse facing toward the Chicago River was destroyed during a re in November 1976. Other buildings onsite were also damaged due to the re. According to an ar)cle in the Chicago Tribune, The re destroyed a quarter-mile-long conveyor system that carried the coal directly from barges to furnaces that supply steam to operate the turbine generators. The blaze also damaged an electrical control room, maintenance shops for the boiler rooms, and related buildings in the Com- monwealth Edison complex.82 Another ar)cle from the Chicago Tribune commented on the damage caused by the re, which roared along the steel conveyor to a y-ash warehouse, then collapsed on a building that stored resistors, bringing down power poles and cables as it fell. The burning conveyor next set re to the roof of the switch house, then collapsed on the roof of a control room, and set re to the roof of a building housing a boiler and the steam turbines.83 According to the Historic American Engineering Record, the southern facade of the 1903 Origi- nal Powerhouse was also damaged during the re.84 Walter Watroba, a reghter, then 41, was trapped in debris when conveyor system collapsed and died several hours later. The southern facade of the powerhouse circa 1980 and in 2012 is shown in Fig. 5. 20 Due to its more recent date of construc)on, this building may hold less historic and ar- while the interior is shown in Fig. 5.21 and Fig. 5.22. chitectural value compared to the other buildings onsite. But the 1959 turbine-generator building visually denes the site by symbolizing Fisk Sta)on due to its size, prominent red color, and outward facing posi)on, which could be considered for preserva)on purposes.

Fig. 5.18: Fisk Genera)ng Sta)on single smokestack and red, metal clad 1959 addi)on to the Original Powerhouse. Image from Eric Allix Rogers, Fisk Sta)on, Flickr, October 5, 2008.
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Fig. 5.19: The original site layout. The boiler room, highlighted in red, was replaced by the 1959 addi- )on to the Original Powerhouse. The Original Powerhouse, shown in orange, remains onsite today. Adapted from William H. Hodge, The Commonwealth Edison Company, Public Service Management 4, no. 5 (May 1908): 133.
Fig. 5.20: A detailed view of the coal conveyor system, looking north at the 1959 powerhouse, circa 1980 (Lem). The southern facade in 2012, which has been altered due to re damage (right). Lem: Image from Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Electric Company, Fisk Street Electrical Genera)ng Sta)on, survey number HAER ILL, 16-CHIG, 140, Photo #5, hcp://lcweb2.loc.gov/pnp/habshaer/il/il0600/il0671/photos/034785pv.jpg Adap%ve Reuse of Coal-Fired Power Plants 104
Fig. 5.21: Turbine Unit No. 19 located in the 1959 addi)on to the Original Powerhouse, circa 1980. Image from Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Electric Company, Fisk Street Electrical Genera)ng Sta)on, survey number HAER ILL, 16- CHIG, 140, Photo #18 hcp://hdl.loc.gov/loc.pnp/hhh.il0671/photos.034798p
Fig. 5.22: Turbine Unit No. 19 located in the 1959 addi)on to the Original Powerhouse, 2012. Photograph by author.
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The Administra3on Building The Administra)on Building, which measures 300 by 80, is located directly to the west of the Original Powerhouse and features similar ornate architectural quali)es. The building stands three stories tall, anked on both sides by one-story acachments that lead to subterra- nean storage halls. The Historic American Engineering Record describes the structure: The detailing on the administra)on building includes rus)cated quoins, small two-over- two light paired windows, and a large, segmental arch door with concrete keystones on the north facade. There are concrete belt courses at the founda)on and two parallel belts at the architrave, with a gabled facade and a at roof.85 Unfortunately, based on informa)on provided on a site tour, today the Administra)on Building is closed o to Fisk employees due to asbestos contamina)on. The extent of contamina)on and interior condi)ons of the building are unknown. Images of the exterior of the building are shown in Fig. 5.23 and Fig. 5.24.
Fig. X: North and west facade of the Administra)on Building, looking southeast. Image from Library of Congress, Prints & Photographs Division, Historic American Engineering Re- cord, Commonwealth Electric Company, Fisk Street Electrical Genera)ng Sta)on, survey number HAER ILL, 16-CHIG, 140, Photo #12, hcp://hdl.loc.gov/loc.pnp/hhh.il0671/photos.034792p. Adap%ve Reuse of Coal-Fired Power Plants 106
Fig. 5.24: The Administra)on Building in 2012, looking southeast. Photograph by author.
Switch House No. 1 Switch House No. 1 is located to the west of the Administra)on Building. Built in 1920, Switch House No. 1 is similar to the other classical revival architecture featured onsite: A rus)cated base is dened by the concrete belt course. The facade is broken by segmental arch windows. Four of the arched windows have a concrete keystone. Windows from the top of the base rise in slender ver)cal columns to the top of the structure; a feature similar to the nearby maintenance building. The top one-third of the building is dened by a wide steel beam which appears as a wide window transom. A thin concrete course is set across the brick facade on the base of the top story.86 The Historic American Engineering Record, when published in the mid-1980s, noted that the switch house contained some of the original switching boxes that converted power for use in Chicagos electric street railways. A walkway, which connects the second oor of Switch House No. 1 to the Administra)on Building, remains today. The exterior of Switch House No. 1 is illustrated in Fig. 5.25-5.29.
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Originally, Switch House No. 1 oered special facili)es for Fisk Sta)ons employees.
These provided conveniences meant keep the highest grade of faithful employees.87 In 1908, an ar)cle in Electrical World, went as far to write, The provisions for the comfort and welfare of employees around the Fisk Street sta)on are even more notable than the engineering features of the sta)on.88 Oces for the chief engineer and clerks, living quarters for turbine-room and electrical workers, and showers with individual lockers were located on second oor.89 Sleeping rooms for employees who may have been detained at the sta)on very late at night are provided. Also two or three rooms for special employees whose du)es may be such that this is par)cularly advisable.90 The building also housed large dining rooms, which served meals some-what below cost to all working men at the plant (Fig. 5.29). An elaborately equipped kitchen and 200- pound refrigera)ng plant adjoin the main dining room and electrically cooked meals are served every day.91 Ameni)es such as the dining rooms and sleeping quarters were even more necessary at the Fisk Street sta)on than it would be in some other loca)ons, because the sta)on is in a district surrounded by railroad yards, factories, lumber yards, and a poor class of dwellings, so that restaurants and other facili)es for the men are not to be found in the neighborhood.92 Although the employee accommoda)ons were divided according to occupa)on, most were far superior to those usually provided to lower-ranking laborers, which was undoubtedly a paying policy to care for the employees in this manner.93 Switch House No. 1 also included an assembly and reading room, where all important engineering periodicals are on les, together with many books of reference.94 The original added accommoda)ons at Fisk Sta)on oered almost the facili)es of a club for its occupants, and in emergencies men can live there in comfort for days at a )me.95 Unfortunately, based on informa)on provided on a site tour, today Switch House No. 1 is closed o to Fisk employees due to asbestos contamina)on. The extent of contamina)on and interior condi)on of the building are unknown.
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Fig. 5.25: North and east facade of the Switch House No. 1, looking southeast. The Admin- istra)on Building is located to the lem. Image from Library of Congress, Prints & Photographs Division, Historic American Engi- neering Record, Commonwealth Electric Company, Fisk Street Electrical Genera)ng Sta- )on, survey number HAER ILL, 16-CHIG, 140, Photo #10, hcp://hdl.loc.gov/loc.pnp/hhh.il0671/photos.034790p.
Fig. 5.26: The eastern facade of Switch House No. 1 in 2012. The second-story walkway connects to the Administra)on Building. Photograph by author. Adap%ve Reuse of Coal-Fired Power Plants 109
Fig. 5.27: The eastern facade of Switch House No. 1 in 2012. Photograph by author.
Fig. 5.28: The western facade of Switch House No. 1 in 2012. Photograph by author. Adap%ve Reuse of Coal-Fired Power Plants 110
Fig. 5.29: One of the dining rooms located in Switch House No. 1. Printed in William H. Hodge, The Commonwealth Edison Company, Public Service Man- agement 4, no. 5 (May 1908): 134.
Switch House No. 2 and the Transmission Terminal Switch House No. 2 and the Transmission Terminal are situated on the northernmost por)on of the Fisk Sta)on site (Fig. 5.30). Built in 1940, the one-story building contains: ...rus)cated red-brick walls res)ng on a concrete founda)on. Two oversized concrete entrances also have rus)cated concrete pilasters. The ornamenta)on is stylized Classical mo)fs and exaggerated size. Of reinforced concrete construc)on, this building is symmetrical in plan with a slightly projec)ng central sec)on. Its concrete cornice has a row of roof drains in square concrete orices. An imposing metal double door marks the entrance to the building.96 Shaw, Naess, & Murphy are credited as the architects for Fisk Sta)ons Switch House No. 2.97
Fig. 5.30: East facade of Switch House No. 2, looking west. Image from Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Common- wealth Electric Company, Fisk Street Electrical Genera)ng Sta)on, survey number HAER ILL, 16-CHIG, 140, Photo #11, hcp://hdl.loc.gov/loc.pnp/hhh.il0671/photos.034791p
Maintenance Building The three-story Maintenance Building is located south of Switch House No. 2 and the Transmission Terminal. The building measures 200 by 80. Although a date is not given for when the building was constructed, the Maintenance Building features similar architecture to the other buildings onsite and has a: rus)cated, one-story base with a concrete belt course above the base. There is also a concrete cornice above the main block of windows. The main massing has tall arched ver)cal lights. All windows are broken by a wide concrete band. 98 The Maintenance Building is shown in Fig. 5.31.
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Fig. 5.31: South and east facade of the Maintenance Shop, looking northwest. Image from Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Com- monwealth Electric Company, Fisk Street Electrical Genera)ng Sta)on, survey number HAER ILL, 16-CHIG, 140, Photo #20 hcp://hdl.loc.gov/loc.pnp/hhh.il0671/photos.034800p
Frequency Changer House The Frequency Changer House is located on the southeast corner of the site, west of Switch House No. 1 (Fig. 5.32, Fig. 5.33). Although the original construc)on date is not known, It was here that 60-cycle AC power was converted to 25-cycle DC power for use by Chicago's electric street railways...The building is in excellent condi)on, although no longer used.99 Ac- cording to the Historic American Engineering Record, circa 1980, the building was used for storage. The current uses and ownership of the building are unknown.
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Fig. 5.32: East facade of the Frequency Changer House, looking west. Image from Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Electric Company, Fisk Street Electrical Genera)ng Sta)on, survey number HAER ILL, 16-CHIG, 140, Photo #13, hcp://hdl.loc.gov/loc.pnp/hhh.il0671/photos.034793p
Fig. 5.33: Frequency Changer House in 2012, looking north. Photograph by author.
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Addi3onal Buildings, Industrial Structures, and Dis3nct Historic Features Onsite In addi)on to Fisk Sta)ons historic buildings, other structures and industrial equipment are located on the site. Known structures include a water treatment system that extends along the Chicago River, eight peaker plants located to the west of Switch House No. 2 and the Main- tenance Building, conveyor belts, an auxiliary boiler, coal handling and processing units, turbines red with diesel and natural gas, and a gasoline storage tank.100 Some of these structures are shown in Fig. 5.34 - Fig. 5.38. One of the most prominent redevelopment issues facing Fisk Sta)on is the complicated ownership of the site. Midwest Genera)on and the electric u)lity company, Commonwealth Edison (ComEd), coordinate in their regular business ac)vi)es through electricity transmission and genera)on.101 As a result, ComEd owns a number of structures and electric lines located on or that directly travel through land owned by Midwest Genera)on. Based on informa)on provided in a tour to the site, ComEd owns the transmission sta)on located on the western por)on of the property as well as an unused concrete, metal structure that once housed electricity- related opera)ons located to the west of Switch House No. 2. Because of this haphazard ownership, dividing Fisk Sta)ons land for redevelopment could prove to be dicult as both ComEd and Midwest Genera)on would have to agree to sell their property and electric lines may need to be redirected. If the property is sold for redevelopment, the ComEd transmission sta)on on the western por)on of the site would remain. This may pose as a problem for certain future land uses at Fisk Sta)on, as the transmission sta)on remains visually unacrac)ve. Addi)onally, the eight peaker units, owned by Midwest Genera)on, are under contract un)l at least 2015.102 Many )mes, adap)ve reuse projects preserve the original equipment to honor the industrial history of the site. In the case of coal-red power plants, turbines, conveyor belts, coal hoppers, and overhead cranes have been restored to showcase past coal opera)ons. Some of Fisk Sta)ons industrial equipment could poten)ally be preserved to symbolize the sites past and role within the electric industry. However, in remedia)ng the site, most of the hazardous or heavy industrial equipment will need to be removed. The industrial equipment or hazardous materials onsite need to be further examined in order for remedia)on eorts to ensue.
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Fisk Sta)on also possesses various unique, non-industrial features. A memorial garden,
which commemorates the workers and reghters that have lost their lives in these industrial accidents, is located between the Original Powerhouse and the Administra)on building. In addi)on, a number of known historic ar)facts remain at Fisk Sta)on today, including large metal plagues that celebrated various site anniversaries and the original guestbook, which was signed by hundreds of visitors, such as Thomas Edison and Britains King George and Queen Mary. One of the sites commemora)ve metal plagues, mounted on the Original Powerhouse, is shown in Fig. 5.39. Just as Fisk Sta)ons historic buildings should be preserved, so should these original historic relics to commemorate each aspect of the sites role in the electric industry.
Fig.5.34: The ComEd owned substa)on, looking north west. Photograph by author.
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Fig. 5.35: Transmission line onsite, located to the south of Switch House No. 1 Photograph by author.
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Fig. 5.36: Water treatment equipment located on the southern por)on of the site, along the Chicago River. Photographs by author.
Fig. 5.37: Fisk Sta)ons peaker plants, located to the east of the Maintenance Shop and Switch House No. 2. Photograph by author. Adap%ve Reuse of Coal-Fired Power Plants 118
Fig. 5.38: Coal dock, coal conveyor belt, and southern facade of 1959 Genera)ng Sta)on on the southeast por)on of the site. A remnant of the original boiler house, a single wall and large arched window is located below the conveyor belt, but no longer exists on the site. Image from Library of Congress, Prints & Photographs Division, Historic American Engineering Re- cord, Commonwealth Electric Company, Fisk Street Electrical Genera)ng Sta)on, survey number HAER ILL, 16-CHIG, 140, Photo #4, hcp://hdl.loc.gov/loc.pnp/hhh.il0671/photos.034784p
Fig. X: Plague located at the north entrance to the Original Powerhouse, commemora)ng Fisk Sta)ons 100-year anniversary, in 2012. Photograph by author. Adap%ve Reuse of Coal-Fired Power Plants 119
The Current Structural Integrity and Condi3ons of the Historic Buildings In terms of known structural integrity, the Historic American Engineering Record states, the exis)ng four large buildings...contain reinforced concrete founda)ons, steel frames, and common-bond brick walls.103 However, the site analysis does not make clear exactly which buildings this descrip)on refers to or other specic details on site integrity. Because the Historic American Engineering Record was conducted in the mid-1980s and addi)on informa)on on the current condi)ons is limited, the true integrity of these buildings is unknown. Analyzing building integrity is important as natural deteriora)on or a lack of maintenance over the past decades could have harmed site structures. As previously noted, based o of informa)on provided on a site tour, the Administra)on Building and Switch House No. 1 are both closed due to asbestos contamina)on. It was unclear whether the Frequency Changer House is also closed due to contamina)on or who owns the building. The current structural and interior condi)ons of these buildings are unknown, as well as if other hazardous materials, such as lead paint, industrial equipment, or storage is present inside. If preserved, remediated would be necessary due to asbestos contamina)on or for other hazardous materials. Based on a visible examina)on of the exterior of the buildings, some windows are broken and would need to be repaired or replaced. The total extent of damage caused by the re in 1976 is also unknown. Although some of the specic buildings harmed by the re could not be determined through relevant sources or a site tour, por)ons of the exis)ng 1959 turbine-generator room and the Original Power- house were damaged. In some cases, such as that with the Frequency Changer House and Maintenance Build- ing, no original construc)on date is given and should be iden)ed to determine the extent of signicance. However, based on the images provided, these structures seems to contain similar historic and architectural signicance compared to the other buildings located at Fisk Sta)on. Despite some uncertain)es in informa)on, each historic buildings provides a unique opportunity for adap)ve reuse. Of the historic buildings, the Original Powerhouse, the Adminis- tra)ve Building, Switch House No. 1 and 2, the Maintenance Building, and the Frequency Changer House need to be further examined for their historic quali)es, unique architectural features, structural integrity, and current condi)ons. While it would be ideal to preserve all the his-
toric buildings to maintain Fisk Sta)ons architectural, electric, and engineering value, only some of the selected structures may be suitable for adap)ve reuse. For example, historic designa)on status on the Na)onal Register, which would help provided protec)on and necessary funding to redevelopment the site, may only apply to certain buildings that have not been signicantly altered by previous renova)ons. In addi)on, severe deteriora)on, damage, structural issues may deem some of the structures inadequate for building reuse. Because the architectural and interior characteris)cs for many of the buildings has been recorded in historic documents and photographs, the adap)ve reuse of Fisk Sta)on presents a unique opportunity to restore some of the buildings the original features have been altered or are no longer present.
Fisk Sta3ons An3cipated Re3rement

On February 28, 2012, Midwest Genera)on announced that it would shut Fisk Sta)on down by the end of 2012. The decision was based on a number of factors, including pressure from decade long protests by environmental and community organiza)ons on the environmental injus)ce and pollu)on generated by Fisk, a lawsuit against Midwest Genera)on on emission controls, and a largely supported Clean Power Ordinance that would require Fisk Sta)on to clean up or shut down.104 Similar to other coal-red power plants in the United States, Fisk Sta- )ons re)rement is largely to the increasing costs in coal genera)on and pollu)on control retrojng.105 According to Pedro Pizarro, president of Midwest Genera)on's parent company, Edison Mission Group, "Unfortunately, condi)ons in the wholesale power market simply do not give us a path for con)nuing to invest in further retrots.106 Poli)cal pressure also played a vital role as a nal deal to shut down Fisk Sta)on was brokered by Mayor Rahm Emanuel, who supported eorts to clean up Chicagos power plants before taking oce.107 The ac)vism and support by environmental and community organiza)ons, aldermen, and the Mayor were vital in contribu)ng to Fisk Sta)ons closure. Although the closure of Fisk Sta)on has been referred to as an historic victory and one of the biggest environmental suc- cesses in Chicago, Fisk Sta)ons redevelopment will require con)nued eorts and acen)on as the site s)ll faces many dicul)es. Fortunately, environmental organiza)ons and Mayor Emanuel have already displayed support for the sites remedia)on and transforma)on into a safe, produc)ve community asset.
Amer the ini)al announcement to close Fisk Sta)on, support remains strong on the part of Mayor Emanuel, aldermen, and community organiza)ons. Following the announcement of the power plants closure, local community organiza)ons have begun to organize mee)ngs and informa)on sessions seeking community input on how to proceed with redevelopment. In addi)on, Mayor Emanuel has pledged to begin planning for the redevelopment of the site in order to promote future economic development and employment opportuni)es.108 The Mayor and the City of Chicago recently created a task force, which will work toward redeveloping the site. An advisory group is to be assembled, consis)ng of three community members, one member from Midwest Genera)on, the alderman, one representa)ve from labor, and two economic development representa)ves from City Hall.109 The advisory group will assess the site, consider community input, as well as determine poten)al economic and employment development op)ons for the site. The Delta Ins)tute, a non-prot organiza)on, will lead the en)re process as independent facilitators of the group and be responsible for the nal report.110 The Joyce Founda)on and the Sierra Club have agreed to help fund the planning process, with each contribu)ng $50,000. Although the redevelopment process already includes a number of important community organiza)ons, nancial resources, poli)cal issues, private interests could s)ll pose concerns over reusing the site in a publicly benecial manner. Amer over a decade of gh)ng to close Fisk Sta)on, some residents and community organiza)ons may remain wary of how city ocial and Midwest Genera)on will handle the redevelopment process. However, currently, most stakeholders seem op)mis)c in commijng to building benecial uses at the site. Because the planning process is in its ini)al stage, the outcomes remain unclear. The short )meframe given to create a comprehensive, preliminary report by the Mayors task force and leading up to Fisk Sta)ons ocial re)rement may prove to be problema)c. Although the sites redevelopment should not be rushed, it should be considered a high priority in terms of restoring the loss in employment and tax revenues, as well as crea)ng a benecial, environmentally-friendly use for the the surrounding neighborhood and residents.
Under current regula)ons and the agreement to re)re Fisk, Midwest Genera)on is re-
quired to dismantle the power plants equipment to ensure that it cannot be restarted. The
company is not obligated to sell the site, but instead, must secure the property. Because Mid- west Genera)on has yet to publicly announce any plans for selling Fisk Sta)on, it is uncertain whether it will remain a contaminated, unused, and fenced-o property. If Fisk Sta)on is not sold, Midwest Genera)on would s)ll need to pay for a number of maintenance costs, such as on security and u)li)es. However, Midwest Genera)ons spokesman, Doug McFarlan, has commented that the company does not want to own the site for a long period of )me.111 McFarlan has also stated that Midwest Genera)on is commiced to facilitate future uses of both proper- )es for the public benet or the private development acceptable for the community. 112 Property acquisi)on may also be problema)c as Fisk Sta)on is haphazardly divided in ownership. Commonwealth Edison owns a transmission sta)on, electric lines, buildings, and industrial structures located on the site. Other site challenges include restric)ve zoning regula- )ons, remedia)on, and historic designa)on, which will be explained in further detail later in this chapter. Although Fisk Sta)ons redevelopment presents dicult obstacles and may occur over many years, early planning stage and con)nued interest is vital for successful site reuse.
Current Site Condi3ons

Over the past century, Fisk Sta)ons site opera)ons have been signicantly altered. In 1999, Commonwealth Edison sold Fisk Sta)on to Edison Interna)onals Midwest Genera)on. Today, Fisk Sta)on is located on approximately 44 acres, which includes the switchyard owned by Commonwealth Edison on the western por)on of the property.113 The updated genera)ng units, s)ll powered by coal, now provide a total output of approximately 326 MW. Coal is delivered by barge from South Branch of the Chicago River. Accord- ing to Midwest Genera)on, Fisk has no ground storage and receives its coal on a just in )me basis...The barge towing company delivers two to three barges daily and removes empty barges.114 Eight peaker units are also located on the site, which provide addi)onal power when electricity demand increases in the summer, during power outages, or to maintain reliability. In addi)on to coal, Fisk Sta)on is powered by natural gas for igni)on, combus)on support, boiler opera)ons, and the peaker units. According to one report, Peoples Gas delivers natural gas under a delivery contract that includes balancing storage, which is shared by the Crawford Sta)on. 115
Fisk Sta3ons Economic Impacts Unfortunately, the re)rement of Fisk Sta)on will generate signicant economic consequences in terms of employment and tax revenue. According to a Midwest Genera)on fact sheet released in 2005, Fisk Sta)on provided approximately $1 million in property taxes.116 In addi)on, the site currently provides approximately 68 jobs, the majority of which are union workers.117 In 2005, the payroll and benets totaled approximately $7.5 million.118 While the number of jobs lost is signicant in itself, many of Fisk Sta)ons employees have been working at the site for 20 to 30 years. The most recent data released by Midwest Genera)on combines the economic impacts of Fisk Sta)on with the nearby power plant Crawford Sta)on. While these combined impacts do not individually represent Fisk Sta)on, the informa)on gives insight into the power plants contribu)on to the neighborhood and city at large. According to a fact sheet released in 2011 by Midwest Genera)on, the Fisk and Crawford power plants: Provide $1.9 million in annual local property taxes to the city of Chicago. Pay $1.1 million in annual payroll taxes. Donate $400,000 to local chari)es and nonprot agencies annually. Spend $23 million annually with local suppliers and organized labor to support plant opera)ons and maintenance ac)vi)es during the year. Employ 235,000 man-hours of contract labor annually, among the largest in the building and construc)on trades in Chicago. Contribute $30,000 in scholarships to local students annually.119
The economic support provided by Fisk Sta)on is signicant. The closure of the power plant will have profound impacts in terms of tax revenue, employment, and public funding. It is vital that the sites new intended land uses provide new employment opportuni)es and sources of revenue that are similar or greater than the economic benets Fisk Sta)on once generated.
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Chapter V: Sec3on Endnotes

1 Harold Plac, Gas and Electricity, In Encyclopedia of Chicago, edited by Janice L. Rei, Ann Durkin Kea)ng, and
James R. Grossman, (Chicago Historical Society, 2005), accessed January 27, 2012, hcp://encyclopedia.chicagohistory.org/pages/504.html. 2 Robert L. Bradley, Edison to Enron: Energy Markets and Poli%cal Strategies (Salem: Scrivener Publishing LLC, 2011), 65. 3 Harold L. Plac, The Electric City: Energy and the Growth of the Chicago Area, 1880-1930 (Chicago: The University of Chicago Press, 1991), xvii. 4 Ibid., 69. 5 Ibid. 6 Ibid., 71. 7 Ibid., 72-73. 8 Plac, The Electric City: Energy and the Growth of the Chicago Area, 1880-1930, 101-102. 9 Bradley, Edison to Enron: Energy Markets and Poli%cal Strategies, 92. 10 Plac, The Electric City: Energy and the Growth of the Chicago Area, 1880-1930, 109. 11 Ibid., 113. 12 John Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Crea%on of the Modern Metropolis (New York: Palgrave Macmillan, 2006), 84. 13 Richard Munson, From Edison to Enron: The Business of Power and What it Means for the Future of Electricity (Westport: Praeger Publishers, 2005), 53; Bradley, Edison to Enron: Energy Markets and Poli%cal Strategies, 92. 14 Bradley, Edison to Enron: Energy Markets and Poli%cal Strategies, 92. 15 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Crea%on of the Modern Metropolis, 84. 16 Bradley, Edison to Enron: Energy Markets and Poli%cal Strategies, 92-93. 17 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Crea%on of the Modern Metropolis, 84. 18 Samuel Insull, Central Sta%on Electric Service: Its Commercial Development and Economic Signicance as Set forth in the Public Addresses (1897-1914) of Samuel Insull (Chicago: Private Print, 1915), 354. 19 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Crea%on of the Modern Metropolis, 84. 20 Ibid. 21 Ibid. 22 Thomas P. Hughes, The Electrica)on of America: The System Builders, Technology and Culture 20, no 1. (Janu- ary 1979): 145. 23 Bradley, Edison to Enron: Energy Markets and Poli%cal Strategies, 93; Hughes, The Electrica)on of America: The System Builders, 145. 24 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Crea%on of the Modern Metropolis, 84. 25 Plac, The Electric City: Energy and the Growth of the Chicago Area, 1880-1930, 114. 26 Bradley, Edison to Enron: Energy Markets and Poli%cal Strategies, 93. 27 Philip Hampson, Edison Plans Fete for Old Turbine Plant, Chicago Daily Tribune, September 11, 1953, C7. 28 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Elec- tric Company, Fisk Street Electrical Genera)ng Sta)on, 1111 West Cermak Avenue, Chicago, Cook County, IL, Li- brary of Congress. [survey number HAER ILL, 16-CHIG, 140-; accessed February 14, 2012], 3, hcp://www.loc.gov/pictures/collec)on/hh/item/il0671/ 29 Ibid. 30 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Crea%on of the Modern Metropolis, 86. 31 Bradley, Edison to Enron: Energy Markets and Poli%cal Strategies, 94. 32 Munson, From Edison to Enron: The Business of Power and What it Means for the Future of Electricity, 53. Adap%ve Reuse of Coal-Fired Power Plants 125
33 Bradley, Edison to Enron: Energy Markets and Poli%cal Strategies, 94. 34 Plac, The Electric City: Energy and the Growth of the Chicago Area, 1880-1930, 115. 35 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Crea%on of the Modern Metropolis, 86. 36 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Crea%on of the Modern Metropolis, 91-92. 37 Bradley, Edison to Enron: Energy Markets and Poli%cal Strategies, 112. 38 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Crea%on of the Modern Metropolis, 87. 39 McGraw-Publishing Company, "Chicago Conven)on Na)onal Electric Light Associa)on," Electrical World 51, no.
22 (1908): 1150. 40 Hughes, The Electrica)on of America: The System Builders, 146. 41 Hampson, Edison Plans Fete for Old Turbine Plant, C7. 42 Plac, The Electric City: Energy and the Growth of the Chicago Area, 1880-1930, 114. 43 Bradley, Edison to Enron: Energy Markets and Poli%cal Strategies, 112. 44 Ibid., 93. 45 New Edison Turbo-Unit in Service, Chicago Daily Tribune, July 21, 1949, A7. 46 Giant Edison Turbine Unit Put In Service, Chicago Daily Tribune, April 4, 1959, E5. 47 Plac, The Electric City: Energy and the Growth of the Chicago Area, 1880-1930, 114. 48 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Crea%on of the Modern Metropolis, 263. 49 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Elec- tric Company, Fisk Street Electrical Genera)ng Sta)on, 1111 West Cermak Avenue, Chicago, Cook County, IL, 1. 50 Insull, Central Sta%on Electric Service: Its Commercial Development and Economic Signicance as Set forth in the Public Addresses (1897-1914) of Samuel Insull, 354-355. 51 Ibid. 52 Bradley, Edison to Enron: Energy Markets and Poli%cal Strategies, 94. 53 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Crea%on of the Modern Metropolis, 87. 54 McGraw-Publishing Company, "Chicago Conven)on Na)onal Electric Light Associa)on," 1150. 55 Commonwealth Edison Company, Fisk Street a Mecca: No. 2 of a Series of Adver)sements on Electric Service in Chicago, Chicago Daily Tribune, October 7, 1915, 9. 56 Ibid. 57 Insull Unveils Tablet at Fisk Edison Sta)on, Chicago Daily Tribune, November 15, 1928, 13. 58 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Crea%on of the Modern Metropolis, 88. 59 William Keily, "Quarry Street Sta)on of the Commonwealth Edison Company, Chicago," Electrical World 53, no. 1 (1909): 18 60 Ibid., 19. 61 Bradley, Edison to Enron: Energy Markets and Poli%cal Strategies, 112. 62 Ibid. 63 Munson, From Edison to Enron: The Business of Power and What it Means for the Future of Electricity, 53. 64 Ibid. 65 Plac, The Electric City: Energy and the Growth of the Chicago Area, 1880-1930, 139. 66 Hughes, The Electrica)on of America: The System Builders, 148. 67 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Crea%on of the Modern Metropolis, 87. 68 City of Chicago, The Commission on Chicago Landmarks, "Classical Revival/Beaux-Arts," Chicago Landmarks, accessed January 27, 2012, hcp://webapps.cityofchicago.org/landmarksweb/web/styledetails.htm?styId=204; City of Chicago, Demoli)on Delay, City of Chicago Historic Preserva%on, accessed March 19, 2012, hcp://www.cityofchicago.org/content/city/en/depts/dcd/supp_info/demoli)on_delay.html 69 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Elec- tric Company, Fisk Street Electrical Genera)ng Sta)on, 1111 West Cermak Avenue, Chicago, Cook County, IL, 4-5.
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70 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Elec-
tric Company, Fisk Street Electrical Genera)ng Sta)on, 1111 West Cermak Avenue, Chicago, Cook County, IL, 1. 71 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Crea%on of the Modern Metropolis, 85. 72 William H. Hodge, The Commonwealth Edison Company, Public Service Management 4, no. 5 (May 1908): 140. 73 McGraw-Publishing Company. "Chicago Conven)on Na)onal Electric Light Associa)on." Electrical World 51, no. 22 (1908): 1150. 74 Hodge, The Commonwealth Edison Company, 140. 75 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Elec- tric Company, Fisk Street Electrical Genera)ng Sta)on, 1111 West Cermak Avenue, Chicago, Cook County, IL, 3-4. 76 Ibid., 141. 77 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Elec- tric Company, Fisk Street Electrical Genera)ng Sta)on, 1111 West Cermak Avenue, Chicago, Cook County, IL, 3-4. 78 George Frederick Gebhardt, Steam Power Plant Engineering (New York: John Wiley & Sons, 1908), 744. 79 City of Chicago, The Commission on Chicago Landmarks, Historic Survey: Details for building at (1029-1179) W CERMAK RD, Chicago Landmarks, accessed January 27, 2012, hcp://webapps.cityofchicago.org/landmarksweb/search/searchdetail.htm?pin=1729200002&formNumber=31010 7001; City of Chicago, The Commission on Chicago Landmarks, Historic Survey: Details for building at (1029-1179) W CERMAK RD, Chicago Landmarks, accessed January 27, 2012, hcp://webapps.cityofchicago.org/landmarksweb/search/searchdetail.htm?pin=1729200007&formNumber=31010 7003; City of Chicago, The Commission on Chicago Landmarks, Historic Survey: Details for building at (1029-1179) W CERMAK RD, Chicago Landmarks, accessed January 27, 2012, hcp://webapps.cityofchicago.org/landmarksweb/search/searchdetail.htm?pin=1729200002&formNumber=31010 7004; Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Electric Company, Fisk Street Electrical Genera)ng Sta)on, 1111 West Cermak Avenue, Chicago, Cook County, IL, 3. 80 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Elec- tric Company, Fisk Street Electrical Genera)ng Sta)on, 1111 West Cermak Avenue, Chicago, Cook County, IL, 3. 81 Wasik, The Merchant of Power: Sam Insull, Thomas Edison, and the Crea%on of the Modern Metropolis, 87. 82 Philip Wacley, Plant at Half Capacity: Edison Fire Es)mate: $2 million, Chicago Tribune, November 24, 1976, 6. 83 Philip Wacley, Edison Plant Ruins Combed for Clues, Chicago Tribune, November 23, 1976, 5. 84 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Elec- tric Company, Fisk Street Electrical Genera)ng Sta)on, 1111 West Cermak Avenue, Chicago, Cook County, IL, 4. 85 Ibid. 86 Ibid., 4-5. 87 McGraw-Publishing Company, "The System and Opera)ng Prac)ce of the Commonwealth Edison Company, Chi- cago," Electrical World 51, no. 20 (1908): 1030. 88 McGraw-Publishing Company, "The System and Opera)ng Prac)ce of the Commonwealth Edison Company, Chi- cago," Electrical World 51, no. 20 (1908): 1030. 89 Hodge, The Commonwealth Edison Company,144. 90 Ibid. 91 Ibid. 92 McGraw-Publishing Company, "The System and Opera)ng Prac)ce of the Commonwealth Edison Company, Chi- cago," Electrical World 51, no. 20 (1908): 1030. 93 Frank Koester, Steam-Electric Power Plants: A Prac%cal Trea%se on the Design of Central Light and Power Sta%ons and their Economical Construc%on and Opera%on (New York: D. Van Nostrand Company, 1908), 381. 94 Koester, Steam-Electric Power Plants: A Prac%cal Trea%se on the Design of Central Light and Power Sta%ons and their Economical Construc%on and Opera%on, 381.
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95 McGraw-Publishing Company, "The System and Opera)ng Prac)ce of the Commonwealth Edison Company, Chi-
cago," Electrical World 51, no. 20 (1908): 1030. 96 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Elec- tric Company, Fisk Street Electrical Genera)ng Sta)on, 1111 West Cermak Avenue, Chicago, Cook County, IL, 4. 97 City of Chicago, The Commission on Chicago Landmarks, Historic Survey: Details for building at (1029-1179) W CERMAK RD, Chicago Landmarks, accessed January 27, 2012, hcp://webapps.cityofchicago.org/landmarksweb/search/searchdetail.htm?pin=1729200007&formNumber=31010 7003 98 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Elec- tric Company, Fisk Street Electrical Genera)ng Sta)on, 1111 West Cermak Avenue, Chicago, Cook County, IL, 4. 99 Ibid., 5. 100 Illinois Environmental Protec)on Agency, In The Macer of Midwest Genera)on, LLC Fisk Genera)ng Sta)on and Crawford Genera)on Sta)on: Order Responding to Pe))oners Request that the Administrator Object to Issuance of a State Opera)ng Permit. Pe))on number V-2005-1, CAAPP No. 95090081 and 95090076, March 25, 2005, 1. hcp://yosemite.epa.gov/r5/r5ard.nsf/8a853ab744d510c68625745800533fd5/4da3fdd18eece3a8862574c8006fd2 6b/$le/order.midwestgen.skcrawford.pdf 101 Ci)zens Against Ruining the Environment, The Environmental Law and Policy Center, Natural Resources Defense Council, Inc., Respiratory Health Associa)on of Metropolitan Chicago, Sierra Club v. Midwest Genera)on. No. 09-cv- 05277, (N.D. IL May, 14, 2010), 24. 102 Ben Meyerson, Powering Forward: What Happens Amer Pilsen's Fisk Power Plant Unplugs in December, Chi- cago Journal, March 14, 2012. hcp://www.chicagojournal.com/News/03-14-2012/Powering_forward 103 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Electric Company, Fisk Street Electrical Genera)ng Sta)on, 1111 West Cermak Avenue, Chicago, Cook County, IL, 3. 104 Cleaning out the coal-red clunkers, Chicago Tribune, June 06, 2011, hcp://ar)cles.chicagotribune.com/2011-06-06/news/ct-edit-coal-20110606_1_sk-and-crawford-state-line-power- sta)on-midwest-genera)on; Pilsen Environmental Rights and Reform Organiza)on (PERRO),Chicagos Coal Plants to Re)re: Clean Power Coali)on, City of Chicago and Midwest Genera)on Sign Historic Agreement, PERRO Press Release, February 21, 2012. 105 Michael Hawthorne ,2 Coal-Burning Plants to Power Down Early. Chicago Tribune, March 1, 2012, hcp://www.chicagotribune.com/news/local/ct-met-coal-plant-shutdowns-20120301,0,4861271.story 106 City of Chicago, Oce of the Mayor, Mayor Emanuel Announces Agreement With Midwest Genera)on to Re)re Two Coal-red Power Plants in Chicago, City of Chicago, February 29, 2012. hcp://www.skandcrawford.com/assets/content/pdf/MWGEN_FiskCrawfordRe)rement.pdf. 107 Ibid. 108 Emanuel says coal-plant sites will be redeveloped, 13 WREX, WorldNow, March 8, 2012, hcp://www.wrex.com/story/17114159/emanuel-says-coal-plant-sites-will-be-redeveloped; City of Chicago, Oce of the Mayor, Mayor Emanuel Announces Agreement With Midwest Genera)on to Re)re Two Coal-red Power Plants in Chicago, 109 City of Chicago, Mayor's Press Oce, Mayor Emanuel Announces Plan to Develop Economic Development and Job Crea)on Alterna)ves for Fisk and Crawford Power Plants, City of Chicago, March 8, 2012, hcp://www.cityofchicago.org/city/en/depts/mayor/press_room/press_releases/2012/march_2012/mayor_emanu el_announcesplantodevelopeconomicdevelopmentandjobcre.html 110 Ibid. 111 Kari Lydersen, When Coal Plants Shut Down, What Happens Next? Midwest Energy News, March 20, 2012, hcp://www.midwestenergynews.com/2012/03/20/when-coal-plants-shut-down-what-happens-next/
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112 Alejandro Escalona, Amer Pilsen, Licle Village plants close, will lomy ambi)ons mesh? Chicago Sun-Times,
April 10, 2012. hcp://www.sun)mes.com/news/escalona/11124939-452/amer-pilsen-licle-village-plants-close-will-lomy-ambi)ons -mesh.html 113 U.S. Securi)es and Exchange Commissions, Form 10-K: Annual Report Pursuant to Sec%on 13 of 15(d) of the Se- curi%es Exchange Act of 1934 for the Fiscal Year Ended December 31, 2006 for Midwest Genera%on, LLC. Commis- sion File Number 333-59348 (Washington D.C.: February 28, 2007), 5. 114 Midwest Genera)on, Fisk Sta)on Fact Sheet, Edison Interna)onal, January 2005, www.edison.com/les/2005_factsheet_sk.pdf 115 U.S. Securi)es and Exchange Commissions, 5. 116 Midwest Genera)on, Fisk Sta)on Fact Sheet. 117 Midwest Genera)on,Financial Benets to the Community, Fisk & Crawford Fact Sheets, September 7, 2011, hcp://www.skandcrawford.com/assets/content/pdf/MWG_FiskCrawford_FinancialBenets.pdf 118 Midwest Genera)on, Fisk Sta)on Fact Sheet. 119 Midwest Genera)on,Financial Benets to the Community.
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VI. Analyzing The Adap3ve Reuse Poten3al Of Chicagos Fisk Genera3ng Sta3on
As examined in Chapter V, Fisk Sta)on was a daring innova)on for its day. In 1903, it stood as the the largest steam genera)ng plant in the world and housed the rst 5 MW steam turbine. Fisk Sta)on largely inuenced Chicago Edisons growth, the expansion of electricity in Chicago, and the moderniza)on of the electric industry. Today, of Chicagos earliest central power sta)ons, Fisk Sta)on is one of the only to survive. Because the power plant is a rare example of its kind, as it symbolizes both the growth of electricity and turbine technology in Chicago and the United States, it is a historic site worth preserving. A number of Fisk Sta)ons buildings, which feature ornate, classical revival architecture, remain on the site today. The demoli)on of Fisk Sta)on would cause the loss of many magnicent, irreplaceable buildings and eliminate the opportunity to preserve the sites rich history. Architecturally dis)nct features, such as the red brick, large arched windows, and white glazed )les, along with sites immaterial value cannot be replaced once demolished. What once stood as the largest steam genera)ng plant in the world should be transformed into a valuable community space to be used by future genera)ons. Given Fisk Sta)on is to close by the end of 2012, it is impera)ve that historic preserva- )on and adap)ve reuse are considered for the sites redevelopment. Although the power plant will no longer serve its original purpose, the buildings can be modied to house new func)ons. Fisk Sta)ons unique architecture, historic signicance, close proximity to downtown Chicago, and waterfront access deem the site an ideal candidate for redevelopment and encourage project feasibility. Although the power plant faces a number of barriers related to site ownership, short )meframe un)l it is re)red, remedia)on, and redevelopment costs, repurposing Fisk Sta- )ons historic buildings oers a unique opportunity to strengthen the sites underlying value as well as to encourage addi)onal social, economic, and environmental growth in Pilsen. The prospects for the adap)ve reuse of Fisk Sta)on are yet to be fully explored, but may be magnicent in themselves. As the site prepares to close by the end of 2012, the City of Chi- cago, poten)al developers, community organiza)ons, and Pilsen residents should iden)fy the
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range of possibili)es for Fisk Sta)on, including preserva)on, and take appropriate steps in making this site a memorable and benecial resource for the future. This chapter examines the major considera)ons related to the adap)ve reuse of Fisk Sta)on. The process for lis)ng the site as a historic landmark, future remedia)on issues, zoning restric)ons, adjacent land uses, poten)al funding mechanisms, and a neighborhood analysis of Pilsen will be discussed in order to iden)fy the site-specic redevelopment barriers and opportuni)es. In addi)on, these factors will be vital for iden)fying feasible future reuse op)ons, which will be explored in Chapter VII.
Poten3al for Historic Designa3on

Due to its dis)nct architecture and historic value, Fisk Sta)on may be eligible for either lis)ng under the Na)onal Register of Historic Places or Chicago Landmark status. Historic designa)on under either of these preserva)on programs may be vital in protec)ng Fisk Sta)ons buildings from demoli)on as well as to fund rehabilita)on projects. Na3onal Register of Historic Places As noted in the sec)on )tled Historic Designa)on in Chapter II, proper)es with historic signicance site may be eligible for the Na)onal Register of Historic Places. Designa)on under the Na)onal Register is important for historic proper)es as it legally protects these sites from demoli)on or harmful renova)ons and provides access to a number of nancial incen)ves for rehabilita)on. See Chapter II, Historic Designa)on, for more detailed informa)on on the designa)on process and federal support for the Na)onal Register program. Due to the sites signicance in history, architecture, and engineering, Fisk Sta)ons various buildings may qualify for the Na)onal Register lis)ng. To be eligible, a property must rst meet one of the following criteria for evalua)on: An event, a series of events or ac)vi)es, or pacerns of an area's development (Crite- rion A); Associa)on with the life of an important person (Criterion B); A building form, architectural style, engineering technique, or ar)s)c values, based on a stage of physical development, or the use of a material or method of construc- )on that shaped the historic iden)ty of an area (Criterion C); or
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A research topic; the property has informa)onal value that yields important informa)on on prehistory or history (Criterion D).1
First, Fisk Sta)on may qualify for the Na)onal Register as the events that occurred at the
site have contributed to history on the local and na)onal level (Criterion A). Fisk Sta)on stands as a relic of the electric industrys history within Chicago, Illinois, and even the United States. The Original Powerhouse once held the largest steam turbine system in the world, which ul)- mately triggered a revolu)on in turbine technology, the growth of Chicagos electricity system, and Chicago Edisons success. Even during Fisk Sta)ons rst decade of opera)ons, the site was deemed a monument in engineering, acrac)ng thousands of visitors from across the world. Al- though the original 5 MW turbine is no longer located in the Original Powerhouse, the unit was designated a na)onal engineering landmark by the American Society of Mechanical Engineers in 1975.2 The other buildings onsite that helped the power plant operate also hold preserva)on value as they were a vital part of the electric industrys history. The events that occurred at Fisk Sta)on in the early twen)eth century have made a signicant contribu)on to the subsequent development in engineering technology and electricity. Second, Fisk Sta)on is associated with the life and decisions of an important person in history whose ac)vi)es are proven important (Criterion B). The 5 MW turbine housed at Fisk Sta)on would not have been possible with out Samuel Insull, president of Chicago Edison. Against his colleagues advice, Insull demanded General Electric build the largest, most energy ecient steam turbine generator for its day. His daring decisions and vision for expanding Chi- cagos electricity service pushed turbine technology and the electric industry forward. Although the sites success was made possible by countless people, Fisk Sta)on also illustrates Insulls important achievements. Finally, Fisk Genera)ng Sta)on may meet the Na)onal Register criteria as the various proper)es possesses a dis)nct architectural style (Criterion C). As seen in site photographs and through historic descrip)ons, most of the buildings at Fisk Sta)on showcase classical revival architecture, typically rare in other powerhouses. These ornate characteris)cs occur both in the buildings exterior and interior features, which deem each structure beau)ful and unique. Unfortunately, because Fisk Sta)on has operated since 1903, the site has been repeatedly altered and undergone mul)ple renova)ons. The 1959 addi)on to the Original Power- house has drama)cally changed the ini)al structure, even though a large por)on of the struc-
ture is s)ll intact. In addi)on, a re in 1976 caused extensive damage to the site to the southern por)on of the 1959 turbine-generator addi)on and the Original Powerhouse. However, the full extent of damage remains unclear. Typically, reconstructed historic buildings are not eligible for the Na)onal Register, although some excep)ons exist. The historic integrity, or the original features of a property that convey its signicance, many )mes is compromised amer extensive renova)ons.3 In terms of as- sessing the integrity of proper)es, the ul)mate ques)on is whether the property has retained the iden)ty for which it is signicant. Building altera)ons may conict with Na)onal Register eligibility in historic integrity based on aspects such as loca)on, design, sejng, materials, workmanship, feeling, and associa)on.4 Specically, Fisk Sta)ons various renova)ons may con- tradict the following requirements in historic integrity, cited in the Criteria for Evalua)on by the Na)onal Park Service: Design: Design is the combina)on of elements that create the form, plan, space, structure, and style of a property. It results from conscious decisions made during the original concep)on and planning of a property (or its signicant altera)on) and applies to ac)vi- )es as diverse as community planning, engineering, architecture, and landscape architecture. Design includes such elements as organiza)on of space, propor)on, scale, technology, ornamenta)on, and materials. A property's design reects historic func)ons and technologies as well as aesthe)cs. It includes such considera)ons as the structural system; massing; arrangement of spaces; pacern of fenestra)on; textures and colors of surface materials; type, amount, and style of ornamental detailing; and arrangement and type of plan)ngs in a designed landscape.... Materials: Materials are the physical elements that were combined or deposited during a par)cular period of )me and in a par)cular pacern or congura)on to form a historic property. The choice and combina)on of materials reveal the preferences of those who created the property and indicate the availability of par)cular types of materials and technologies. Indigenous materials are omen the focus of regional building tradi)ons and thereby help dene an area's sense of )me and place. A property must retain the key exterior materials da)ng from the period of its historic signicance. If the property has been rehabilitated, the historic materials and signicant features must have been preserved....a property whose historic features and materials have been lost and then reconstructed is usually not eligible... Workmanship: Workmanship is the physical evidence of the crams of a par)cular culture or people during any given period in history or prehistory. It is the evidence of ar)sans' labor and skill in construc)ng or altering a building, structure, object, or site. Workman- ship can apply to the property as a whole or to its individual components. It can be ex-
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pressed in vernacular methods of construc)on and plain nishes or in highly sophis)- cated congura)ons and ornamental detailing. It can be based on common tradi)ons or innova)ve period techniques. Workmanship is important because it can furnish evidence of the technology of a cram, illustrate the aesthe)c principles of a historic or prehistoric period, and reveal individual, local, regional, or na)onal applica)ons of both technological prac)ces and aesthe)c principles. Examples of workmanship in historic buildings include tooling, carving, paint- ing, graining, turning, and joinery. Feeling: Feeling is a property's expression of the aesthe)c or historic sense of a par)cular period of )me. It results from the presence of physical features that, taken together, convey the property's historic character. For example, a rural historic district retaining original design, materials, workmanship, and sejng will relate the feeling of agricultural life in the 19th century. Associa%on: Associa)on is the direct link between an important historic event or person and a historic property. A property retains associa)on if it is the place where the event or ac)vity occurred and is suciently intact to convey that rela)onship to an observer. Like feeling, associa)on requires the presence of physical features that convey a property's historic character. For example, a Revolu)onary War bacleeld whose natural and manmade elements have remained intact since the 18th century will retain its quality of associa)on with the bacle. Because feeling and associa)on depend on individual percep)ons, their reten)on alone is never sucient to support eligibility of a property for the Na)onal Register.5 In terms of the Na)onal Registers criteria regarding integrity, altera)ons in the original
design, sejng, materials, workmanship, feeling, and associa)on may present obstacles for Fisk Sta)ons historic designa)on. The 1959 turbine-generator room addi)on to the Original Power- house is the most prominent example of a large building renova)on onsite. It is unfortunate that the Original Powerhouse, which contained the 5 MW turbines and thus largely represents the sites historic signicance, has been the most altered. In addi)on, the original 5 MW turbine was removed from the building and now located in New York at General Electrics headquarters. Its historic integrity is the most compromised in terms of design, materials, workmanship, feeling, and associa)on. Even though the original turbines, smokestacks, and some interior features have been removed, a great deal of historic interior and exterior features remain onsite. In order to determine if the historic integrity of Switch House No. 1 and 2, the Administra)ve Building, the Main- tenance Building, and the Frequency Changer House has been weakened, the site will need to
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be further evaluated. While the exteriors of some of buildings show signs of visible deteriora- )on, overall, it seems as though these buildings have undergone less altera)ons. While the Na)onal Park Services Criteria for Evalua)on states, It is not necessary for a property to retain all its historic physical features or characteris)cs, the property must maintain the essen)al physical features that enable it to convey its historic iden)ty.6 Depending on the reasons for designa)ng a site within the Na)onal Register, dierent levels of integrity are required. For example, if a property is listed for its building form, architectural style, engineering technique, or ar)s)c values...(Criterion C), the property must retain most of the physical features that cons)tute that style or technique.7 However: A property that has lost some historic materials or details can be eligible if it retains the majority of the features that illustrate its style in terms of the massing, spa)al rela)on- ships, propor)on, pacern of windows and doors, texture of materials, and ornamenta- )on. The property is not eligible, however, if it retains some basic features conveying massing but has lost the majority of the features that once characterized its style. 8 The Na)onal Register Criteria for Evalua)on also considers designa)on based on a comparison of similar proper)es and for rare examples of a property type.9 Although the discussed condi)ons and site changes at Fisk Sta)on conict with the Na- )onal Register criteria, the power plant may s)ll be eligible for historic designa)on due to a number of excep)ons. Because Fisk Sta)on contains more than one historic building, it is also possible that only selected eligible buildings that have not been signicantly altered could be listed in the Na)onal Register. However, each historic building, apart from the 1959 turbine- generator room, should be collec)vely preserved as they all once contributed to the sites opera)ons and signicance. Many of the historic buildings s)ll possess their essen)al physical features and dis)nct architectural quali)es that convey their signicance within the en)re power plant. Chicago Landmark Status Fisk Sta)ons historic buildings may also be eligible for city-designated historic status. In Chicago, a property can be ocially designated as a Chicago Landmark by the City Council. To be become a Chicago Landmark, a property is be considered if it meets the criteria for designa)on by represen)ng value as a part of the city, state, or na)onal heritage, a signicant historic event,
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signicant person, exemplary architecture, work of signicant architect or designer, dis)nc)ve theme, or unique or dis)nc)ve visual feature.10 In addi)on, the proposed landmark must contain preserved integrity in which the original characteris)cs that express the propertys signicance remain. Similar to state and federal historic designa)on programs, the Chicago Landmarks program is vital in that it provides legal protec)on for preserva)on and poten)ally nancial aid for rehabilita)on. The Commission on Chicago Landmarks is responsible for the recommenda)on of sites for preserva)on and reviewing the proposed alterna)on, demoli)on, or new construc)on of designated proper)es. In general, the Chicago Landmark Designa)on Process includes: 1. Preliminary Summary of Informa)on: The Commission on Chicago Landmarks sta re- searches signicances of a site, and then submits a report to the Commission for review. 2. Preliminary Recommenda)on: The Commission votes on whether they will consider the proposed designa)on. If the Commission votes to proceed, the Commission gains the authority to review building permits. 3. Report from the Department of Housing and Economic Development: The report states how the proposed landmark designa)on may aect neighborhood plans, the Compre- hensive Plan of the City of Chicago, or any other policies. In addi)on, the report includes the Commissioners recommenda)ons in terms of relevant planning considera)ons and regarding approval, rejec)on, or modica)on of the proposed designa)on. 4. The Commission Requests Owner Consent: Owner consent is advisory, but not required, for designa)on except for houses of worship. If the property owner does not consent, a public hearing is held. 5. Public Hearing: A public hearing provides the opportunity for people to tes)fy or present evidence to assist the Commission in its considera)on for a proposed landmark. Any person, organiza)on, or other legal en)ty whose use or enjoyment of the proposed landmark may be injured by designa)on or the approval or disapproval of a proposed altera)on, construc)on, reconstruc)on, erec)on, demoli)on, or reloca)on of a proposed or designated landmark may become a party to a permit applica)on proceeding. 6. Final Commission Recommenda)on: Amer reviewing the en)re record, the Commission votes whether to recommend the proposed landmark designa)on to the City Council. 7. Hearing by City Councils Commicee on Zoning, Landmarks and Building Standards: The Commissions recommenda)on is sent to the City Councils Commicee on Zoning, Landmarks and Building Standards, which votes on whether to recommend the designa- )on to the full City Council.
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8. Vote on Designa)on by City Council: The designa)on the proposed Chicago Landmark becomes a legisla)ve act of the City Council.11

Currently, some of Fisk Sta)ons historic buildings have a reasonable chance to be pre-
served for their historic signicance and to be designated as a Chicago Landmark. The Original Powerhouse as well as Switch House No. 1 and 2 are currently classied as orange rated buildings under the City of Chicagos Demoli)on-Delay Ordinance, indica)ng they possess poten)ally signicant architectural or historical features.12 The Demoli)on-Delay Ordinance may aid the preserva)on of these buildings as it is intended to ensure that no important historic resource can be demolished without considera)on as to whether it should and can be preserved.13 According to the City of Chicago, the ordinance, establishes a hold of up to 90 days in the issuance of any demoli)on permit for certain historic buildings in order that the Department of Housing and Economic Development can explore op)ons, as appropriate, to preserve the building, including but not limited to landmark designa)on.14 The delay period begins when the demoli)on permit is submiced to the Historic Preserva)on Division of the Department of Housing and Economic Development. This period can also be extended past 90 days if mutual agreement with the applicant is present. However, the Demoli)on-Delay Ordinance only provides limited preserva)on protec)on against the demoli)on of Fisk Sta)ons historic buildings. Further measures should be taken to ensure that the sites redevelopment plans include preserva)on. In addi)on, only three buildings have orange rated classica)ons, which neglects the historic and architectural signicance of the Administra)on Building, the Maintenance Shop, and the Frequency Changer House. Demoli)on-Delay Ordinance should be extended to all buildings onsite to increase the possibility of preserving the en)re site. Financial Incen3ves for Rehabilita3on Similar to the Na)onal Register, a property listed as a Chicago Landmark can qualify for a number of funding incen)ves. For example, the rehabilita)on of a building in a commercial or industrial use may be qualied for Class-L Property Tax Incen)ves, which reduces the property tax rate for 12 years if the building upholds to the Cook Countys land assessment requirements and the project includes a minimum investment of 50% of the buildings assessed value.15 Commercial, industrial, hotel, or oce buildings can also qualify for the Facade Easement Do-
na)on, the Facade Rebate Program, or a Permit Fee Waiver for City Building Permits.16 Other buildings may qualify for nancial aid through Enterprise Zone Programs, the Vintage Homes Program, and Retail Chicago Business Assistance programs. Finally, landmark status at the city- level in Chicago can also provide building or zoning code excep)ons and technical assistance from city preserva)on specialists.17 Addi)onal funding for the rehabilita)on of a historic property is available through the state preserva)on oces. The Illinois state preserva)on oce, Illinois Historic Preserva)on Agency, provide other types of nancial aid. For example, historic proper)es owned by non- prot organiza)ons or public en))es can qualify for the Illinois Heritage Grant Program, which is matches the funds used in rehabilita)on.18 The Poli3cal Process Behind Historic Designa3on Acaining designa)on status can prove to be dicult as it requires strong poli)cal back- ing. In the ar)cle Boundaries of Power: Poli)cs of Urban Preserva)on in Two Chicago Neigh- borhoods, author Yue Zhang comments on the historic designa)on process in Pilsen. Zhang notes that historic designa)on status in Chicago is almost impossible without poli)cal support. While demographics, economics, and the physical condi)ons of communi)es inuence urban preserva)on, none of them is a determinant factor for landmark designa)on.19 Instead, urban poli)cs play a large role in urban preserva)on as it dictates the policy process. Although the nal designa)on decision for the Na)onal Register of Historic Places is made at the federal level, local poli)cal support, par)cularly by aldermen, is essen)al. In addi- )on, Chicagos Historic Preserva)on Division and the Commission on Chicago Landmarks play central roles in the designa)on policy process, but Chicagos aldermen maintain substan)al power over zoning and redevelopment. Alderman have veto power over preserva)on eorts in their wards and without their support, city sta will not propose or pass certain buildings for landmark status.20 Zhang writes: it seems aldermen do not par)cipate in the process of urban preserva)on un)l the nal City Council vote; however, they have invisible agenda-sejng power to inuence the landmark designa)on from the very beginning. Preserva)on ini)a)ves opposed by the aldermen do not have the chance to enter the formal policy process, whereas those supported by the aldermen are endorsed by the (Commission on Chicago Landmarks). In
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other words, it is the preference of the local alderman that determines the administra- )ve decision on landmark designa)on outside the formal decision-making process.21 Without strong support by Alderman Danny Solis, Pilsen may have not been listed as a historic district on the Na)onal Register of Historic Places.
Remedia3on
Typically, industrial or historic sites require remedia)on eorts, which can entail removing industrial equipment, underground storage tanks, or hazardous materials, such as asbestos or lead paint.22 Fisk Sta)on will undoubtedly require remedia)on as the century of coal opera- )ons and adjacent industrial ac)vi)es have polluted the property. A more detailed and comprehensive site analysis, involving soil, water, and building tests, needs to be conducted in order to determine the full extent and costs for cleaning and restoring the site. In order to prepare Fisk Sta)ons property and buildings for an adap)ve reuse project, the industrial equipment will need to be dismantled and removed. Structures on site include a water treatment system, eight peaker plants, conveyor belts, an auxiliary boiler, coal handling and processing units, turbines red with diesel and natural gas, and a gasoline storage tank.23 The water in the Chicago River and soil should also be tested to ensure proper remedia- )on. Past opera)ons and a history of industrial pollu)on in the area has undoubtedly lem the site contaminated. According to Midwest Genera)on, today, Fisk has no ground storage and receives its coal on a just in )me basis. 24 However, while coal is not currently stored on site, the sites abundant land was once used to hold coal for Fisk Sta)ons power genera)on needs, which may have polluted soil and water.25 Fisk Sta)on is also located on the South Branch of the Chicago River, which has been historically polluted from waste, sewage, and heavy industrial ac)vi)es.26 Fisk Sta)on has previously been cited for dumping debris in the Chicago River. For example, in 1968, Commonwealth Edison received a )cket by the Chicago Sanitary District and was required to remove and clean some debris deposited in the river.27 Although the river was cleaned, some pollu)ng remnants from Fisk Sta)ons past most likely remain.
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Site contamina)on may be sizable due to the lack of strict regula)ons in the early twen-
)eth century on pollu)on controls and industrial ac)vi)es. Fisk Sta)on most likely has cumula- )ve levels of contamina)on due to over a century of coal-related opera)ons and emissions as well as from other adjacent industrial opera)ons near the site. In addi)on to soil and water hazards, some of the original historic buildings, such as the Administra)on Building and Switch House No. 1, will need to be remediated due to asbestos. Lead paint or other hazardous substances may also be present. Remedia)on of Fisk Sta)ons en)re property could be dicult due to the haphazard ownership of the site by both Midwest Genera)on and ComEd. Assuming the property will be sold before remedia)on eorts ensue, both companies must be involved in the selling process. However, the removal of hazardous contaminants and equipment on site provides the chance to enhance the environment, which was once plagued by pollu)on. Cleaned and restored building and land uses may provided new spaces for the community to benet from.
Zoning
Fisk Sta)on is currently zoned within a Planned Manufacturing District (PMD), a special zoning classica)on that seeks to preserve exis)ng manufacturing areas and foster the citys industrial base.28 Under the PMD classica)on, only certain land uses compa)ble with industrial growth are permiced. For example, no residen)al uses are allowed. The site is specically located in PMD 11 Subdistrict A, which has its own set of allowed land use regula)ons. Please see Appendix I for the specic uses allowed at Fisk Sta)on. In general, the decision to amend exis)ng zoning is to be done in the best interests of the public health, safety and general welfare, while also recognizing the rights of individual property owners.29 Proposed zoning changes should be consistent with adopted area plans and is appropriate based on changes in the areas character due to public facility capacity, other rezonings, or growth and development trends.30 The decision considers if the proposed changes will be compa)ble with the areas surrounding zoning, other uses, density, and building scale as well as if public infrastructure facili)es and city services will be adequate to serve the proposed development at the )me of occupancy.
While the permiced and prohibited uses are typically strict within PMDs, special uses
may be allowed amer being reviewed and approved by the Zoning Board of Appeals. According to the Chicago Zoning Ordinance and Land Use Ordinance, a proposed new special use for a PMD must meet the following criteria: 1. complies with all applicable standards of the Zoning Ordinance; 2. is in the interest of the public convenience and will not have a signicant adverse impact on the general welfare of the neighborhood or community; 3. is compa)ble with the character of the surrounding area in terms of site planning and building scale and project design; 4. is compa)ble with the character of the surrounding area in terms of opera)ng characteris)cs, such as hours of opera)on, outdoor ligh)ng, noise, and trac genera)on; and 5. is designed to promote pedestrian safety and comfort.31 The Zoning Board of Appeals and City Council must determine if the rezoning of property will nega)vely aect the viability of the industrial corridor. Thus, PMD zoning changes considers the districts size, the number of exis)ng rms and employees, public and private investments, poten)al to support addi)onal industrial uses and increased manufacturing employment, propor- )on of land currently devoted to industrial uses and non-manufacturing uses, and the areas importance to the city as an industrial district.32 The process to change PMD or industrial corridor zoning rst includes ling an applica- )on with the Zoning Administrator, who then reviews and forwards a recommenda)on to the City Council Commicee on Zoning.33 Amerwards, a hearing is held by the by the City Council Commicee on Zoning, where further recommenda)ons are made. The nal rezoning decision is determined by a vote by the City Council. In addi)on to PMD zoning, Fisk Sta)on is also located within the Pilsen Industrial Corri- dor. Similar to PMD designa)on, Chicago industrial corridor districts are intended to promote industrial development, typically rezoning should be avoided.34 However, in some cases rezoning may be appropriate. In addi)on to the tradi)onal rezoning process described above, addi- )onal approval is needed by the Chicago Plan Commission. Before a hearing is held by the City Council Commicee on Zoning, the Plan Commission must also hold a hearing to make recommenda)ons on the proposed changes. 35 In general, an industrial corridor property can be re- zoned if:
1. the physical characteris)cs of the site make it intrinsically unsuitable for industrial development. Physical constraints include irregular site congura)on, access barriers and other site-specic issues that, taken together, limit development; or substan)al change in the character of the immediately surrounding area makes industrial redevelopment of the site imprac)cal. Such change would be indicated by adopted plans, pacern of rezoning or the establishment of signicant adjoining non-industrial uses; or the proposed non-industrial development lls an unmet need for a neighborhood service or public facility; and 2. the proposed non-industrial development will not result in burdensome zoning or other regulatory restric)ons on neighboring industries; and 3. trac to be generated by the development will not exceed exis)ng street capacity (or otherwise be accommodated through specic measures to be taken by the applicant).36 Fisk Sta)ons redevelopment must consider these land use restric)ons. The sites current
designa)on as a PMD may prohibit a variety of desired future uses, such as residen)al development, zoning can poten)ally be changed with City Council approval if the proposed rezoning does not adversely aect the con)nued industrial viability of the PMD or the industrial outlined in the Chicago Zoning Ordinance and Land Use Ordinance.37 Most industrial uses are allowed onsite, which is ideal for housing new green manufacturing facili)es that generate revenue and jobs. Given that Fisk Sta)ons PMD and industrial corridor zoning are intended to retain manufacturing within the city, environmentally-friendly industrial land uses should be considered. In addi)on to its zoning, because Fisk Sta)on has excellent transporta)on access to accommodate industrial businesses and is surrounded by other manufacturing facili)es, the preserva)on of some industrial ac)vity would be prac)cal. But, given Fisk Sta)ons history of pollu)on, which has harmed public health, the sites new land uses should feature cleaner opera)ons that promote community wellness. Special use approval could be granted for parks and recrea)on, urban farms, entertainment venues, medical services, or other services that would benet Pilsen residents. If manufacturing opera)ons are deemed necessary, it is possible that only a por)on of Fisk Sta)ons property could be re- zoned. This scenario could combine new industrial uses with other services or open space to most benet the community.
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Adjacent Land Uses

Although Fisk Sta)on is zoned within PMD 11 and located near industrial proper)es, the site is surrounded by a variety of adjacent land uses to the north of Cermak Road. The intended new land uses for the site should be compa)ble with the adjacent community and exis)ng land uses. Currently, a mix of parks, residen)al, commercial, business, and manufacturing parcels surround the Fisk site. Based on the surrounding ameni)es, Fisk Sta)ons walk score is calculated at 85 out of 100, meaning the site is very walkable and most errands can be accom- plished on foot.38 Walkable ameni)es include a number of restaurants, coee shops, grocery stores, small stores, schools, parks, book stores, bars, and banks. In terms of the public transporta)on assessment, Fisk Sta)ons has a good transit score, ra)ng 62 out of 100, with many nearby public transporta)on op)ons.39 In terms of buses, Bus Route 21 is the closest, stopping .05 miles away from Fisk Sta)on at Cermak Road and Carpen- ter Street. In addi)on, Bus Route 60, Route 8, Route 9, Route 18 are located within a mile. Trains are also located within a mile of the site and include the CTA Pink Line 18th Street Sta)on, the CTA Orange Line Halsted Sta)on, and the Metra Burlington Norther Santa Fe (BNSF) Halsted Sta)on. Expressways increase accessibility to the site, with the Dan Ryan Expressway (I-90, I-94) and the Stevenson Expressway (I-55) nearby. Fisks Sta)ons close proximity and access to downtown, access to numerous roads, rail and bus transporta)on routes, and waterfront access on the South Branch of the Chicago River make the site an acrac)ve loca)on for redevelopment. In addi)on, two Planned Development (PD) parcels are located along the Chicago River to the east of Fisk Sta)on. The PD zoning classica)on is intended to: ensure adequate public review of major development proposals; encourage unied planning and development; promote economically benecial development pacerns that are compa)ble with the character of exis)ng neighborhoods; ensure a level of ameni)es appropriate to the nature and scale of the project; allow exibility in applica)on of selected use, bulk, and development standards in order to promote crea)ve building design and high-quality urban design; and encourage protec)on and conserva)on of natural resources.40
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While the PD zoning classica)on includes a variety of regula)ons, land adjacent to waterways must meet specic development criteria to enhance and protect the beauty, amenity, economic poten)al, recrea)on value and environmental quality of Chicagos waterways. 41 A few of the requirements for PD waterfront parcels include providing public paths, landscaping, a set- back from the water while complying with goals set forth in the citys waterway design guidelines.
Poten3al Funding Mechanisms

In order to oset remedia)on and renova)on costs, the redevelopment and rehabilita- )on of Fisk Genera)ng Sta)ons historic structures can nanced through a variety of sources. As men)oned in Chapter II, Funding Mechanisms, adap)ve reuse projects similar to Fisk Sta)on have u)lized: 1. Browneld and Remedia)on Grants administered by the U.S. Environmental Protec)on Agency. 2. The Economic Development Assistance Program administered by the Economic Devel- opment Administra)on 3. Community Development Block Grants administered by the U.S. Department of Housing and Urban Development. 4. Historical Preserva)on Tax Credits and grants administered by the Na)onal Park Service or from State Historic Preserva)on Oces, if listed on the Na)onal Register for Historic Places. 5. New Markets Tax Credits. 6. Private investments and contribu)ons. 7. Other public or private grants. If Fisk was designated a Chicago Landmark, the site may qualify for the building permit
waiver, facade rebate program, facade easement dona)on, or Class-L property tax incen)ves.42 Other nancial aid for historic designa)on may be provided by the Illinois historic preserva)on oce. Tax-increment nancing (TIF) should also be considered as a poten)al funding op)on in Fisk Sta)ons redevelopment. The site is located within Pilsens Industrial TIF Corridor, a 907- acre district intended to preserve manufacturing within Chicago.43 According to the City of Chi-
cago, funds within the 907-acre district are targeted for the assembly and prepara)on of land for new construc)on projects, to foster rehabilita)on projects where feasible, and to assist with private and public investment projects that support local ins)tu)onal uses. Addi)onal priori)es include improvements to seawalls along the Chicago River and assistance for job training and readiness programs. 44 Pilsen TIF district funds has been allocated for redevelopment projects including a Target store, the Chicago Interna)onal Produce Market, Steiner Linen Corpora)on, Benito Juarez High School, and road and infrastructure improvements.45 Fisk Sta)on is also located in Enterprise Zone 1, a specic area intended to foster and create employment opportuni)es through incen)ves such as sales tax exemp)on, property tax reduc)on, nance assistance, real estate tax exemp)on, investment tax credit, state jobs crea- )on credit, machinery and equipment sales tax exemp)on, and u)lity tax exemp)on.46 Fisk Sta)ons redevelopment could u)lize these discussed nancial mechanisms to minimize costs and reinvest money back into Pilsen. The total project costs will depend on a variety of factors such as the extent of environmental contamina)on, the nal land and building uses, or the buildings structural issues. The majority of cases involving the successful adap)ve reuse of coal-red power plants have leveraged a mix of public and private funding sources at each stage of the redevelopment project. Because recycling power plants can prove to be costly, these nancing tools may help minimize costs and push adap)ve reuse forward.
Pilsen: A Neighborhood Analysis

While Fisk Sta)on itself is a historic site, its surrounding neighborhood, Pilsen, also possesses a notable and vibrant past. Pilsen, located only 3 miles southwest of Chicagos downtown, is bounded by 16th Street to the north, Western Avenue to the west, and the south branch of the Chicago River to the east and south. Pilsen has been historically known as a port of entry for working-class immigrants.47 In the late 1800s and early 1900s, Pilsens close proximity to industrial factories and aordable housing acracted Polish, Czechoslovakians and Lithua- nians immigrants to the neighborhood.48 The Bohemians transformed Pilsen into a self- sucient enclave, with a retail strip, churches, and manufacturing district with plen)ful employment opportuni)es all located in the community.49 In addi)on, the Bohemians, many of which were cramsmen or ar)sans, built ornate European-inspired buildings in the area, much of
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which has been preserved.50 In the 1950s, the European popula)on began to decrease with the inux of working-class La)no immigrants, primarily of Mexican descent.51 By 1970, Pilsen became the rst majority La)no neighborhood in Chicago. Today, Pilsen remains an important cultural center and is one of Chicagos largest La)no communi)es. According to 2000 census data, Pilsen s)ll remains a strong working-class community, with a median household income of $27,763, more than $10,000 below Chicagos median income of $38,625.52 At the )me, Pilsen possessed 88.9% Hispanics, with 49.1% of the popula)on foreign-born.53
Historic and Current Land Use Because Pilsen survived the Great Chicago Fire in 1871, the neighborhood contains a variety of historic structures built between the 1850s and 1920s.54 Not only does Pilsen contain a high propor)on of historic buildings, but the community possesses some of the oldest housing s)ll preserved in the en)re City of Chicago.55 Because many late nineteenth and early twen)eth century proper)es have been preserved, Pilsen was designated a historic district in the Na)onal Register of Historic Places in 2006.56 Pilsens current land use and development largely reects historic immigrant seclement pacerns. According to the registra)on form for Pilsens designa)on as a historic district in the Na)onal Register of Historic Places, the neighborhood possesses several aspects that dis)nguish it from other immigrant enclaves in Chicago. First, Pilsens ini)al European seclers enthusias)cally expressed their na)onal iden)ty in architectural terms, construc)ng many buildings based on the forms and styles of in their homeland.57 The Bohemians replicated the materials, massing, decora)on, and func)ons of the buildings they knew in Europe in order to transport their original heritage to Pilsen.58 To- day, many buildings con)nue to feature Baroque and European architectural styles, characterized by ornate moldings, variegated brickwork, and rus)cated stonework. Second, the Bohemians created an environment with an usually high degree of func- )onal eclec)cism.59 Densely placed ac)vi)es as well as mixed-use buildings were designed to enhance the ecient use of space and create an environment where all immigrants basic needs could be met. Mixed-used buildings united various func)ons while industrial ac)vi)es, restau-
rants, shops, spaces for social interac)ons, and housing were all placed in close proximity to each other, typically on the same block. Thus, the Bohemians created a crazy quilt, mixed-use, urbanism that stands in sharp contrast to the carefully zoned and delimited neighborhoods that were subsequently added to Chicago in the course of the twen)eth century.60 Pilsens unique mixed land use and zoning historically encouraged economic and social self-suciency. The original self-sucient design in mixed-land use helped shape Pilsens current density and vitality. Today, Pilsen remains very dense, containing a popula)on density almost twice that of Chicago, and possesses few vacant lots.61 Compared with other Chicago neighborhoods, Pil- sens land use is unusually mixed with residen)al, commercial, and industrial buildings all located on the same block. Although the majority of industrial ac)vi)es operated in Pilsens Planned Manufacturing District (PMD), which is posi)oned at the south end of the neighborhood, manufacturing and warehouse buildings s)ll operate in the heart of Pilsen in close proximity to parks, schools, and businesses. In addi)on, most residen)al blocks con)nue to feature unique hybrid corner buildings, with stores on the ground oor and apartments above.62 Pilsens unique neighborhood characteris)cs were also strongly inuenced by the inux of Mexican immigrants beginning in the 1950s. Pilsens Bohemian builders were so successful in shaping an environment suited to their needs as newly arrived immigrants that the neighborhood con)nues to be dominated by immigrants and their American-born children a century later.63 La)nos beneced from the deliberate neighborhood designs just as the Bohemians did, and could retain their cultural iden)ty and connec)on to their homeland by taking advantage of the dense land uses and public spaces. Thus, Pilsens unique architecture and density was created en)rely by and for its newly arrived seclers. Pilsens buildings and ins)tu)ons have blended the inuences of the distant countries with urban forms and elements.64 Although the Bohemians had been the builders of Pilsen, the Mexicans were its preserva)onists.65 Mexican immigrants simultaneously preserved the urban fabric created by their Bohemian predecessors and adapted neighborhood space to meet their own dis)nct needs. The cohesive community elements created by Bohemians are carried on today by Mexi- can and La)no residents. Professor and author John Betancur describes the neighborhoods current characteris)cs: Pilsen boasts a sense of Mexican heritage unparalleled to any other Chi- cago neighborhood. The community hosts well-known fes)vals, adorns buildings with murals,
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and plays host to numerous ethnic businesses catering to La)nos. 66 The various ameni)es, af- fordable housing stock, churches, restaurants, and unique shops reect La)no residents culture, lifestyle, and iden)ty. The ethnic shim from Eastern Europeans to La)nos is s)ll highly visible in the neighborhoods physical form as historic European architecture that once celebrated the Bohemians heritage now coexists alongside countless La)no-inspired murals honoring South American culture. Pilsens immigrant seclement pacerns helped merge the Bohemian architectural landscape with the more recent Mexican heritage. In Chicagos Seven Most Threatened Buildings: Pilsen, Preserva)on Chicago states, Pilsens 19th Century persona...has been overlain by a Mexican American sensibility, expressed in the numerous murals, mosaics, and pastel painted cocages on every block. 67 Diverse immigrant popula)ons have transformed Pilsen into a dynamic, unique neighborhood unlike any in Chicago.
Pilsens Lack of Parks and Open Space Due to the neighborhoods high density, Pilsen lacks green, open spaces. 68 In addi)on, public access to open space along the South Branch of the Chicago River is prac)cally non- existent in Pilsen as the area is closed o by industrial business.69 The main green spaces are city parks, including Harrison Park and Barrec Park on the western por)on of the neighborhood. Pilsens eastern sec)on features Throop Park, Dvorak Park, and Reyes Park. But beyond these parks: the eastern por)on of the neighborhood includes few trees and licle grass. Because the residen)al lots are so densely built, yard space is minimal. There are few public street lawns along the streets. Some houses that are not pushed up to the edge of their lots have small front and/or back yards, occasionally planted with decora)ve or vegetable gardens. The western sec)on of the district is less densely built and has considerably more trees, street lawns, and yard space.70 In order to enhance the neighborhood quality of life, encourage recrea)on, and promote addi- )onal social interac)ons, Pilsen should have greater access to parks and open spaces. Fisk Sta- )on may be an ideal loca)on to build a park and river walk, as the site contains a substan)al amount of land situated along the South Branch of the Chicago River.
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Current Commercial and Industrial Ac3vi3es Pilsens major commercial arteries are located along 18th Street, Halsted Street, Western Avenue, Cermak Road, Ashland Avenue, and Blue Island Avenue. These main commercial strips feature a wide variety of stores that acract tourists and customers from across the city, and a bustle of sidewalk vendors and other entrepreneurs.71 Many of these local stores and restaurants have been owned and operated by the same families for genera)ons.72 18th Street exem- plies Pilsens diverse business ac)vity and historic vitality: Establishments selling tacos, carnitas, and horchatas (Mexican milkshakes) have replaced the Bohemian saloons and ships of the Districts late nineteenth century days, but the street con)nues to epitomize the character of the neighborhood. Pilsen was and remains a largely self-sucient neighborhood, able to support a vibrant community with a complete network of residen)al, commercial, cultural, and industrial resources. West 18th Street on street out of many that are included in the District captures this quality in microcosm.73 In 2009, the Local Ini)a)ves Support Corpora)on (LISC) MetroEdge conducted a retail
scan to assess Pilsens current and poten)al opportuni)es for commercial development. The study showed Pilsen is a good place to live and visit based on its easy access to services such as grocery stores, bakeries, ar)st community, restaurants, and neighborhood events.74 Pilsens strong Mexican iden)ty also makes it a des)na)on for dining, merchandise, arts and events/fes)vi)es.75 The LISC retail scan report also found that buying power is strong within Pilsen, ranking 8 out of Chicagos 77 community areas.76 However, Pilsen s)ll has unmet retail needs in some categories including hardware stores and general merchandise stores, which include businesses similar to Target, Macys, or dollar stores.77 Industrial ac)vity is predominately located within the Pilsen Industrial Corridor and Planned Manufacturing District (PMD) along the South Branch of the Chicago River. However, some industrial spaces are s)ll situated in close proximity to residences, parks, schools, and businesses. Gentrica3on Within the past few decades, Pilsen has been targeted for urban renewal, designated as a desirable loca)on for upscale redevelopment.78 Beginning in 1985, Pilsen began to slowly at- tract higher-income popula)ons. As a result, the renewal and rebuilding of the neighborhood to
accommodate wealthier residents threatens to displace former working-class popula)on that can no longer aord rising property values or taxes. Many of Pilsens neighborhood characteris)cs are conducive to gentrica)on. The close proximity to Chicagos downtown area and the University of Illinois at Chicago, access to numerous transporta)on routes, rela)vely low rents and property values, and unique character have deemed Pilsen an acrac)ve place to live.79 Tax-increment nancing (TIF), the rise of the Chicago Arts District in East Pilsen, con)nual excep)ons to zoning laws, poli)cal ac)ons, and the decrease in manufacturing have also aided gentrica)on processes, making Pilsen increasingly acrac)ve to ar)sts and middle-class professionals.80 Because Pilsens manufacturing facili- )es are no longer central to the areas economy, developers and builders have specically fo- cused on the conversion of abundant industrial proper)es into upscale residen)al loms.81 As a result, Pilsens property values, taxes, and rents have increased, making the neighborhood less aordable to its exis)ng La)no residents. 82 Between 1990 and 200, housing prices rose on average by 68%, while between 1995 and 2002, average rents increased by 44%. 83 In- creases in rental prices is notable, as approximately 74% of all housing units are renter occu- pied, with almost 60% of residents spending more than 30% of their income on rent.84 The conversion of large industrial facili)es into upscale residen)al proper)es provide a telling example of the neighborhood's increasing property values. In 2005 and 2006, luxury condominiums built in the eastern por)on of Pilsen possessed market rate values as high at $699,000 per unit, well above the neighborhood median income of $27,000.85 A recent report, The Pilsen Building Inventory Project, analyzed current building condi- )ons and publicly available informa)on on building permits, property taxes, assessed values, property sales, and ownership to examine the gentrica)on processes occurring in Pilsen from Fall 2004 to Spring 2006. First, the study found a drama)c increase in the property values for all zoning. There was 25% to 49% increase in 43% of Pilsens proper)es assessed values, with an addi)onal 50% to 74% increase in assessed values in 23% of the proper)es.86 In addi)on, 24 proper)es experienced an increase in over 125% in assessed value, from $30,000 to over $200,000. 87 Property values were directly linked to increases in property taxes, as $1000 increase in the assessed value correlated with $165 increase in taxes.88 Thus, the escalated property values and taxes are making Pilsen less aordable to the exis)ng working-class popula)on.
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In addi)on, The Pilsen Building Inventory Project found a mismatch between current zon-
ing and actual land use, which has made it easier for developers to gentrify the neighborhood. According to the report, This mismatch between zoning and actual use means that developers can buy a single family home, demolish it, and rebuild three to four story condominiums or rental units in its place, all without any community or city zoning board approval.89 As a result, some of Pilsens historic buildings have been demolished to make way for new, upscale and higher priced buildings. The mismatch between exis)ng zoning and actual land use also has an inuence on the neighborhoods industrial spaces as some are zoned for residen)al use. Be- cause residen)al conversion has a higher rate of return than manufacturing, many of these old industrial spaces are easily being legally transformed into residen)al loms. Thus, long-)me residents, par)cularly renters, are vulnerable to displacement as increasing property values demand higher paying customers. Businesses are also threatened as higher income tenants...shopping habits and demands cut on their business and, in the event of total gentrica)on, tend to ride them out of business.90 Betancur writes that Pilsens gentrica)on threatens: tradi)onal building and home owners along with ethnic retailers represen)ng the bulk of Pilsen while bene)ng banks, speculators with the proper nancial back up and know how, trendy retailers, large chain stores and large box retailers, and owners of large tracks of land and manufacturing buildings.91 In Gentrica%on before Gentrica%on? The Plight of Pilsen in Chicago, Betancur analyzes
the role local governments, developers, and private investors aid neighborhood redevelopment by packaging and selling the culture of a place.92 Pilsens dis)nct ethnic culture and Mexican heritage have been used as a marke)ng tool in the quest to make areas more appealing to outside residents, developers, and businesses...As such, it is by deni)on, a process of co-opted cultureindeed it implies a process of dis-embedding and repackaging of local culture along the lines of the general industry of culture.93 For example, tourism has become increasing central to Pilsens development through acrac)ons like The Mexican Fine Arts Center Museum, walking tour maps, trolley rides, tourist buses, and Fiesta del Sol, Pilsens annual street fes)val. According to Betancur, this type of tourism and development poten)ally neglects residents: Tourist ini)a)ves can be damaging to communi)es, such as Pilsen, where low-income residents are struggling for resources; these resources are instead being funneled to
support people who enter the community for a brief period of )me, consume and absorb certain aspects of it, and then leave it to its own self-preserva)on and the omen pollu)ng eects of this tourism....Tourism, however, as a primary local development tac- )c may carry the danger of solely providing an experience to the tourist while ignoring factors inuencing quality of life for its residents.94 Although Pilsens strong cultural iden)ty have been an integral part of the resistance against development and displacement, it is also being used as a selling point to trigger gentrica)on. Consequently, the commodica)on of culture on the part of the city and developers be the eventual displacement of the same heritage they are promo)ng. Ironically, community residents strive to exert a strong cultural iden)ty as a means of solidarity and resistance to outside pres- suresthe same element policy makers manipulate to induce gentrica)on.95 Pilsen as a Historic District Pilsens abundant historic proper)es and rich history helped add the neighborhood to the Na)onal Register of Historic Places in 2006.96 Historic designa)on is vital in that it helps protect the area against some gentrica)on processes. Rather than demolishing and replacing historic buildings with new construc)on, over 4,400 eligible proper)es in Pilsens historic district will be preserved and rehabilitated. In addi)on, Pilsens original architecture and character, which commemorates the historic development and dierent working-class immigrant groups, is protected. Thus, historic designa)on can help balance upscale, new development projects alongside preserva)on. Designa)on is also helping to reduce displacement, as the Na)onal Register of Historic Places oers tax incen)ves for the rehabilita)on of historic proper)es in the district. 97 Eligible building owners can qualify for a property tax freeze in return for renova)ng and preserving their historic buildings.98 A freeze in the assessed value of a qualied building can extend over 8 years, followed by an addi)onal 4 years where the propertys assessed value will be gradually readjusted to its current market value. 99 The 12 years in reduced property taxes are signicant in that they provide nancial sup-
port for property owners to reinvest in Pilsens current building stock, rather than new construc)on or demoli)on. This incen)ve program is also vital in terms of gentrica)on, as rising property values and taxes in Pilsen have led to the displacement of lower-income and minority
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residents. Instead of displacement, through rehabilita)ng historic proper)es, long-)me homeowners benet from the increase value of their property and maintain the same rate in property taxes. This incen)ve program may prove to be crucial in helping exis)ng residents improve their proper)es without being priced out of the neighborhood. However, lis)ng Pilsen on the Na)onal Register of Historic Places has not been a perfect cure for protec)ng the neighborhood against gentrica)on.100 The large percentage of renters can not take advantage of the historic rehabilita)on incen)ves. In addi)on, many of the neighborhoods working-class homeowners cannot aord to renovate their historic proper)es, leaving them vulnerable against Pilsens increasing property values and taxes. Historic preserva)on alone cannot stop gentrica)on. Today, Pilsen con)nues to acract new development projects geared toward higher income groups. As a result, Pilsens long-)me residents, its original historic architectural, and heritage remain threatened. Preserva)on Chi- cago describes the neighborhood's unique urban characteris)cs which need to be preserved and protected: Taking a stroll down any street acests to the viability of a neighborhood that must be preserved, in its en)rety, at all costs. The simple act of turning a corner can reveal a mu- ral exploding from the side of a building. A garage door becomes an ar)sts canvas, telling the story of a community and its people to anyone who passes by. In a neighborhood starved for green space, the street becomes a ball eld and chairs has)ly borrowed from the kitchen table instantly transform the sidewalk into a welcoming front porch. The in- s)nct to place owerpots on a windowsill, on the front steps, or on any other horizontal surface seldom goes unfullled. Fences are not fences, but art galleries and, what would be an ordinary sidewalk sale in any other Chicago neighborhood, in Pilsen becomes an outdoor Bazaar. Pushcarts selling ices and other delectable Mexican treats ply the streets or are found strategically parked on busy corners, and a constant chorus of chil- drens voices underscores it all. Even the faded and peeling paint lends an aura of charm- ing realness in a city whose current administra)on favors newness and suburban sterility. 101 Gentrica)on remains a threat as on some blocks, almost every building has been demolished and replaced with luxury housing.102 Preserving Pilsens History Throughout its history, Pilsens working-class Bohemians and La)nos built and preserved the neighborhoods rich architecture, diverse ethnic heritage, and unique urban character. Pil- sens neighborhood characteris)cs must be protected to thwart the nega)ve eects of gentri-
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ca)on, including the displacement of exis)ng La)no residents and their dis)nct culture as well as the destruc)on of the Pilsens historic architecture. It is inevitable that Pilsen will contribute to change and grow with )me. However, future redevelopment projects should be mindful of Pilsens exis)ng residents and its ethnic heritage. The preserva)on of Fisk Sta)on is vital in preserving Pilsens historic architecture and heritage. However, the power plant is located just a block outside the Pilsen Historic District boundaries and, thus, is not a recognized as a historic landmark. Without this historic status, Fisk Sta)on remains unprotected and cannot receive necessary nancial aid for rehabilita)on. In addi)on, it is unclear whether the city or aldermen are in favor of the historic preserva)on of Fisk Sta)on. Because historic designa)on lis)ng relies heavily on local poli)cal support, Fisk Sta)ons preserva)on must also seek to obtain aldermanic support.
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Chapter V: Sec3on Endnotes

1 U.S. Department of the Interior, Na)onal Park Service. How to Apply to the Na)onal Register: Criteria for Evalua-
)on. 2 Library of Congress, Prints & Photographs Division, Historic American Engineering Record, Commonwealth Elec- tric Company, Fisk Street Electrical Genera)ng Sta)on, 1111 West Cermak Avenue, Chicago, Cook County, IL, 1. 3 U.S. Department of the Interior, Na)onal Park Service. How to Apply to the Na)onal Register: Criteria for Evalua- )on. 4 Ibid. 5 Ibid. 6 Ibid. 7 Ibid. 8 Ibid. 9 Ibid. 10 City of Chicago, Commission on Chicago Landmarks, Landmarks Ordinance and the Rules and Regula%ons of the Commission on Chicago Landmark (Chicago: City of Chicago, August 3, 2011), 4-5, hcp://www.cityofchicago.org/content/dam/city/depts/zlup/Historic_Preserva)on/Publica)ons/Chicago_Landmark s_Ordinance.pdf 11 City of Chicago, Housing and Economic Development Historic Preserva)on, Landmarks Designa)on Process. City of Chicago, accessed March 24, 2012, hcp://www.cityofchicago.org/content/city/en/depts/dcd/supp_info/landmarks_designa)onprocess.html; City of Chicago, Commission on Chicago Landmarks, Landmarks Ordinance and the Rules and Regula%ons of the Commis- sion on Chicago Landmark, 5-9. 12 City of Chicago, The Commission on Chicago Landmarks, Historic Survey: Details for building at (1029-1179) W CERMAK RD. 13 City of Chicago, Demoli)on Delay. 14 Ibid. 15 City of Chicago, Department of Housing and Economic Development, Economic Incen)ves for the Repair and Rehabilita)on of Historic Buildings. City of Chicago, accessed March 23, 2012, 1, hcp://www.cityofchicago.org/content/dam/city/depts/zlup/Historic_Preserva)on/Publica)ons/Incen)ves_Flyer.pd f 16 Ibid. 17 City of Chicago, Department of Housing and Economic Development. Preserva)on Incen)ves. City of Chicago, Chicago Landmarks, accessed February 14, 2012, hcp://webapps.cityofchicago.org/landmarksweb/web/preserva)on.htm 18 Illinois Historic Preserva)on Agency, Benets and Protec)ons Oered by Na)onal Register Lis)ng. 19 Yue Zhang, Boundaries of Power: Poli)cs of Urban Preserva)on in Two Chicago Neighborhoods,Urban Aairs Review 47, no 4 (2011): 516. 20 Ibid., 522. 21 Ibid., 524. 22 Scadden, Adap)ve Reuse of Obsolete Power Plants, 2. 23 Illinois Environmental Protec)on Agency, In The Macer of Midwest Genera)on, LLC Fisk Genera)ng Sta)on and Crawford Genera)on Sta)on: Order Responding to Pe))oners Request that the Administrator Object to Issuance of a State Opera)ng Permit. Pe))on number V-2005-1, CAAPP No. 95090081 and 95090076, March 25, 2005, 1. 24 Midwest Genera)on, Fisk Sta)on Fact Sheet. 25 McGraw-Publishing Company. "The System and Opera)ng Prac)ce of the Commonwealth Edison Company, Chi- cago, 1027. Adap%ve Reuse of Coal-Fired Power Plants 155
26Jeanne Gang, Reverse Eect: Renewing Chicago's Waterways (Chicago: Studio Gang Architects, 2011), 9-18. 27 Casey, Bukro. Edison Will Remove, Truck Away Debris, Chicago Tribune, October 23, 1968, 5. 28 City of Chicago, Chicago Zoning Ordinance and Land Use Ordinance (City of Chicago: American Legal Publishing
Corpora)on, 2011), 17-6-0400 PMD, Planned Manufacturing Districts, hcp://www.amlegal.com/nxt/gateway.dll/Illinois/chicagozoning/chicagozoningordinanceandlanduseordinanc?f=te mplates$fn=default.htm$3.0$vid=amlegal:chicagozoning_il 29 City of Chicago, Chicago Zoning Ordinance and Land Use Ordinance (City of Chicago: American Legal Publishing Corpora)on, 2011), 17-13-0308 Review and Decision-Making Criteria. 30 Ibid. 31 City of Chicago, Chicago Zoning Ordinance and Land Use Ordinance (City of Chicago: American Legal Publishing Corpora)on, 2011), 17-13-0905 Approval Criteria. 32 City of Chicago, Chicago Zoning Ordinance and Land Use Ordinance (City of Chicago: American Legal Publishing Corpora)on, 2011), 17-13-0403 Review and Decision-Making Criteria. 33 Ibid. 34 City of Chicago, Corridors Of Industrial Opportunity: A Plan For Industry In Chicago (Chicago, 2004), 1. 35 City of Chicago, Chicago Zoning Ordinance and Land Use Ordinance (City of Chicago: American Legal Publishing Corpora)on, 2011), 17-13-0400 Zoning map amendments within industrial corridors. 36 City of Chicago, Corridors Of Industrial Opportunity: A Plan For Industry In Chicago, 3-4. 37 City of Chicago, Chicago Zoning Ordinance and Land Use Ordinance (City of Chicago: American Legal Publishing Corpora)on, 2011), 17-13-0403 Review and Decision-Making Criteria. 38 Walk Score, Walk Score for 1111 W Cermak Rd Chicago, IL, Walk Score, accessed February 23, 2012, hcp://www.walkscore.com/score/1111-w-cermak-rd-chicago-il. 39 Ibid. 40 City of Chicago, Chicago Zoning Ordinance and Land Use Ordinance (City of Chicago: American Legal Publishing Corpora)on, 2011), 17-8-0100 Planned Development, Purpose. 41 City of Chicago, Chicago Zoning Ordinance and Land Use Ordinance (City of Chicago: American Legal Publishing Corpora)on, 2011), 17-8-0509 Development Along Waterways, 17-8-0912 Waterways. 42 City of Chicago, Department of Housing and Economic Development. Economic Incen)ves for the Repair and Rehabilita)on of Historic Buildings. City of Chicago, accessed March 23, 2012, 1, hcp://www.cityofchicago.org/content/dam/city/depts/zlup/Historic_Preserva)on/Publica)ons/Incen)ves_Flyer.pd f 43 Ibid. 44 Ibid. 45 Ibid. 46 City of Chicago. Enterprise Zone Program. City of Chicago. Accessed February 13, 2012. hcp://www.cityofchicago.org/city/en/depts/dcd/supp_info/enterprise_zone_program.html 47 Gabriela F. Arredondo, Lower West Side, In Encyclopedia of Chicago, edited by Janice L. Rei, Ann Durkin Kea)ng, and James R. Grossman (Chicago Historical Society, 2005), hcp://encyclopedia.chicagohistory.org/pages/765.html 48 John Betancur, Gentrica%on before Gentrica%on? The Plight of Pilsen in Chicago (Chicago: Nathalie P. Vorhees Center for Neighborhood and Community Improvement, 2005), 6, hcp://www.uic.edu/cuppa/voorheesctr/Publica)ons/Gentrica)on%20before%20Gentrica)on.pdf 49 Susan F. Grossman et al., Pilsen and The Resurrec)on Project: Community Organiza)on in a La)no Community, Journal of Poverty 4, no. 1-2 (2000): 135, hcp://dx.doi.org/10.1300/J134v04n01_06. 50 Historic Preserva)on Program, University of Virginia. Na%onal Register of Historic Places: Registra%on Form, Pil- sen Historic District (U.S. Department of the Interior, Na)onal Park Service. October 2005), Sec)on 8, Page 15.
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51 Betancur, Gentrica%on before Gentrica%on? The Plight of Pilsen in Chicago, 6; Preserva)on Chicago. Chicagos
Seven Most Threatened Buildings: Pilsen, 1. 52 Yue Zhang, Boundaries of Power: Poli)cs of Urban Preserva)on in Two Chicago Neighborhoods,Urban Aairs Review 47, no 4 (2011): 526, hcp://uar.sagepub.com/content/47/4/511. 53 Betancur, Gentrica%on before Gentrica%on? The Plight of Pilsen in Chicago, 7. 54 Preserva)on Chicago. Chicagos Seven Most Threatened Buildings: Pilsen, 1. 55 Great Ci)es Ins)tute, Pilsen (Lower West), Great Ci%es Ins%tute, Neighborhoods Ini%a%ve, accessed March 14, 2012, hcp://www.uicni.org/page.php?sec)on=neighborhoods&subsec)on=pilsen. 56 Elizabeth Durin, Tax Freeze Helps Preserve Pilsen, ChicagoTalks, November 17, 2008, hcp://www.chicagotalks.org/2008/11/17/tax-freeze-helps-preserve-pilsen/ 57 Historic Preserva)on Program, University of Virginia. Na%onal Register of Historic Places: Registra%on Form, Pil- sen Historic District, Sec)on 8, 11. 58 Ibid. 59 Ibid. 60 Ibid., Sec)on 8, 11-12. 61 Betancur, Gentrica%on before Gentrica%on? The Plight of Pilsen in Chicago, 15; Great Ci)es Ins)tute, Pilsen (Lower West). 62 Ibid., Sec)on 7, 2. 63 Historic Preserva)on Program, University of Virginia. Na%onal Register of Historic Places: Registra%on Form, Pil- sen Historic District, Sec)on 8, 11. 64 Ibid. 65 Ibid., Sec)on 8, 17. 66 Betancur, Gentrica%on before Gentrica%on? The Plight of Pilsen in Chicago, 23. 67 Preserva)on Chicago. Chicagos Seven Most Threatened Buildings: Pilsen, 2. 68 Preserva)on Chicago. Chicagos Seven Most Threatened Buildings: Pilsen, 2; Field Museum, Department of Envi- ronment, Culture, and Conserva)on (ECCo), Engaging Chicagos Diverse Communi%es in the Chicago Climate Ac%on Plan. Community #4: Pilsens Mexican Community: Findings and Recommenda%ons At-A-Glance (Field Museum, Chicago: December 2010), 3; Historic Preserva)on Program, University of Virginia. Na%onal Register of Historic Places: Registra%on Form, Pilsen Historic District, Sec)on 7, 3. 69 Tom McCann, Riverfront Renewal Not Reaching Pilsen, Chicago Tribune, July 02, 2000,
hcp://ar)cles.chicagotribune.com/2000-07-02/news/0007020100_1_parks-chicago-river-navy-pier 70 Historic Preserva)on Program, University of Virginia. Na%onal Register of Historic Places: Registra%on Form, Pil-
sen Historic District, Sec)on 7, 3. 71 Great Ci)es Ins)tute, Pilsen (Lower West). 72 Susan F. Grossman et al., Pilsen and The Resurrec)on Project: Community Organiza)on in a La)no Community. Journal of Poverty 4, no. 1-2 (2000): 137. 73 Historic Preserva)on Program, University of Virginia. Na%onal Register of Historic Places: Registra%on Form, Pil- sen Historic District, Sec)on 8, 13. 74 Ibid. 75 Ibid. 76 Ibid. 77 Ibid., 2-4. 78 Yue Zhang, Boundaries of Power: Poli)cs of Urban Preserva)on in Two Chicago Neighborhoods,Urban Aairs Review 47, no 4 (2011): 526; David Wilson, Jared Wouters, and Dennis Grammenos. Successful protect-community discourse: spa)ality and poli)cs in Chicago's Pilsen neighborhood. Environment and Planning 36, (2004): 1182.
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79 Kaaren Fehsenfeld, "Zoning in on Pilsen: As Development Moves in, Old-Timers Move Out," Chicagotalks, May
26, 2010, hcp://www.chicagotalks.org/2010/05/26/zoning-in-on-pilsen-as-development-moves-in-old-)mers-move-out/ 80 Yue Zhang, Boundaries of Power: Poli)cs of Urban Preserva)on in Two Chicago Neighborhoods,Urban Aairs Review 47, no 4 (2011): 526; David Wilson, Jared Wouters, and Dennis Grammenos. Successful protect-community discourse: spa)ality and poli)cs in Chicago's Pilsen neighborhood. Environment and Planning 36, (2004): 1182; Fehsenfeld, "Zoning in on Pilsen: As Development Moves in, Old-Timers Move Out. 81 Winifred Curran and Euan Hague. The Pilsen Building Inventory Project (DePaul University Department of Geog- raphy, Chicago: 2006), 4, hcp://steans.depaul.edu/aboutus/partnerships/geography.asp 82 Betancur, Gentrica%on before Gentrica%on? The Plight of Pilsen in Chicago, 11. 83 Yue Zhang, Boundaries of Power: Poli)cs of Urban Preserva)on in Two Chicago Neighborhoods,Urban Aairs Review 47, no 4 (2011): 528. 84 Yue Zhang, Boundaries of Power: Poli)cs of Urban Preserva)on in Two Chicago Neighborhoods,Urban Aairs Review 47, no 4 (2011): 527; Winifred Curran and Euan Hague. The Pilsen Building Inventory Project (DePaul Uni- versity Department of Geography, Chicago: 2006), 3. 85 Ibid. 86 Winifred Curran and Euan Hague. The Pilsen Building Inventory Project (DePaul University Department of Geog- raphy, Chicago: 2006), 1. 87 Ibid. 88Ibid. 89 Ibid., 1-2. 90 Betancur, Gentrica%on before Gentrica%on? The Plight of Pilsen in Chicago, 12. 91 Ibid. 92 Betancur, Gentrica%on before Gentrica%on? The Plight of Pilsen in Chicago, 20-21. 93 Ibid., 20. 94 Ibid., 28-29. 95 Ibid., 27. 96 Durin, Tax Freeze Helps Preserve Pilsen. 97 Miriam Y. Cintron, Tax incen)ves strengthen Pilsens Historic District. Gaze]e, September 4, 2009, hcp://www.gazecechicago.com/index/2009/09/tax-incen)ves-strengthen-pilsen%E2%80%99s-historic-district; Durin, Tax Freeze Helps Preserve Pilsen. 98 Illinois Historic Preserva)on Agency, Property Tax Assessment Freeze. Illinois Historic Preserva%on Agency, accessed March 14, 2012, hcp://www.illinoishistory.gov/PS/taxfreeze.htm. 99 Ibid. 100 Yue Zhang, Boundaries of Power: Poli)cs of Urban Preserva)on in Two Chicago Neighborhoods,Urban Aairs Review 47, no 4 (2011): 527. 101 Preserva)on Chicago. Chicagos Seven Most Threatened Buildings: Pilsen, 2. 102 Ibid.
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VII. Recommenda3ons For Fisk Sta3ons Future Use

The future of Fisk Sta)on is yet to be uncovered given the recent announcement to close Fisk Sta)on. Site ownership, remedia)on, zoning, and project funding represent only a few of the dicult hurdles ahead. Within the coming months and years, new informa)on and plans regarding the sites future will be unveiled, especially as Mayor Emanuels task force has begun to further inves)gate the redevelopment poten)al. City ocials, private developers, community members, local organiza)ons, and other interested stakeholders must rst consider preserving Fisk Sta)ons various buildings. Fisk Sta- )on possesses a remarkable place in history, serving as a tangible representa)on of Chicagos development and the growth of the electric industry. The power plants recent history is also worth remembering and preserving. For over a decade, environmental and community organiza)ons campaigned against the pollu)on and environmental injus)ces caused by Fisk Sta)on. The struggles, embodied within the site, should be remembered by the community and Chicago at large. Even though Fisk Sta)on will no longer serve its original func)on in genera)ng electricity, the soon-to-be obsolete facility possesses enormous opportuni)es in regenera)ng economic ac)vity and providing valuable services to Pilsen residents. Given its rich history, large acreage, and waterfront access, Fisk Sta)on possesses a strong reuse poten)al to once again house new economically viable func)ons and serve as a community anchor. While the closure of Fisk Sta- )on has been deemed a historic victory in itself, eorts should now turn toward preserving the site and assigning its exis)ng buildings new, posi)ve iden))es with benecial func)ons. The demoli)on of Fisk Sta)on would cause the loss of architecturally district structures that symbolize the moderniza)on of electricity in the twen)eth century and community ac)v- ism. The ornate buildings and their signicance cannot be replaced once demolished. Even if demoli)on was deemed more cost eec)ve than preserva)on, it is not a recommended op)on for redevelopment as it would remove invaluable and priceless structures from Pilsen. Instead, these buildings should be allowed to con)nue to thrive and serve the surrounding community. Another worst-case scenario might include the site remaining unoccupied, fenced-o, and unused. Similar to demoli)on, vacancy would eliminate the opportunity to transform Fisk
Sta)on into a space to meet the needs of Pilsen residents, the community, and serve future genera)ons. Given the current economic environment, redevelopment may become a lengthy, extensive process, which could leave the 44-acre site to remain vacant for an indenite period of )me. Prolonged vacancy would hamper community development and adversely aect the local economy. But, ideally, remedia)ng, beau)fying, and revitalizing Fisk Sta)on can help re- capture economic investment and allow people to u)lize the once polluted land. Given its rich historic and architectural signicance, it is clear that Fisk Sta)ons buildings should be protected in order to become a permanent feature in Pilsen to contribute to the neighborhood's dynamic fabric. However, the prominent issue remaining is how to transform Fisk Sta)on into a purposeful place that creates jobs, fosters business growth, and enhances residents quality of life. In order to ensure Fisk Sta)on is preserved and assigned new viable func)ons, the site needs to be further examined for the extent of remedia)on necessary, building integrity and structural issues. In addi)on, feasibility studies, a nancial and economic assessment for future reuse should be conducted along with an extensive dialogue process involving Pilsen residents, local organiza)ons, representa)ves from community business, historical preserva)on organiza- )ons, and redevelopment stakeholders. The following recommenda)ons for the site have been determined by u)lizing the lessons presented in the case studies featuring the adap)ve reuse of power plants shown in Chap- ter IV. In addi)on to the site-specic details explored in Chapter V and Chapter VI were u)lized. These recommenda)ons are by no means meant to be deni)ve. Instead, they stand as sugges- )ons which hopefully will inspire other crea)ve reuse ideas within and without the Pilsen community. However, regardless of specic future land uses, Fisk Sta)ons buildings, unique character, dening architectural features should be preserved and restored. In addi)on, new func)ons should retain Pilsens cultural, ethnic, and historic values, while also encouraging posi)ve community development and economic growth. The recommenda)ons are as follows:
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1. AVain Historic Designa3on Status to Preserve Fisk Sta3ons Buildings As discussed in Chapter VI, Poten)al for Historic Designa)on, Fisk Sta)on may be eligible for lis)ng under the Na)onal Register of Historic Places or obtain Chicago Landmark status due to its dis)nct architecture and historic value. Historic designa)on under either of these preserva)on programs may be vital in protec)ng Fisk Sta)ons buildings from demoli)on and to fund rehabilita)on projects. Historic preserva)on can be used as a tool for economic development as it is vital in providing a number of nancial mechanisms for rehabilita)ng Fisk Sta)on. These incen)ves are useful in osejng redevelopment costs and to ensure the site will be transformed into a benecial use in the future. For further informa)on on incen)ves, refer to Chapter II, Historic Desig- na)on and Chapter VI, Poten)al for Historic Designa)on.
Fisk Sta)on oers a variety of unique industrial and architectural features that have re-
peatedly preserved in the adap)ve reuse of other power plants across the United States. While industrial equipment once used for genera)ng electricity, such as the turbines, smokestacks, steam pipes, or coal hoppers, may seem unfavorable for redevelopment, other adap)ve reuse projects have restored selected features to maintain the power plants iden)ty. Projects have even taken advantage of these characteris)cs and used them as unique marke)ng tools. Den- ing features onsite could be preserved. One dening characteris)c of older power plants is their spacious turbine-generator halls, which provide a large open space to house crea)ve new func)ons. Fisk Sta)on actually possesses two generator rooms due to the 1959 addi)on. Select industrial equipment or other invaluable piece, such as the various plaques commemora)ng the site anniversaries, could be restored to showcase the sites past in electricity genera)on. Since it rst began opera)ng in 1903, Fisk Sta)ons buildings have been repeatedly altered. The 1959 turbine-generator room addi)on to the Original Powerhouse, which contained the original 5 MW turbine and thus largely represents the sites historic signicance, is the most prominent example of all the site renova)ons. The construc)on of the large, red metal clad turbine-generator building led to changes in interior features, the deconstruc)on of the original boiler room, and removal of several smokestacks, which has compromised the historic integrity
of the exis)ng buildings. The sites original integrity is crucial for lis)ng the site in the Na)onal Register of Historic Places and as a Chicago Landmark. However, many of Fisk Sta)ons historic and architectural features remain on the site today. Though the 1959 addi)on dras)cally changed the Original Powerhouses ini)al form, the turbine room has been preserved and con)nues to exhibit unique interior and exterior features da)ng back to its construc)on in 1903. Other buildings onsite seem to have undergone less renova)ons. The fact that Fisk Sta)on has con)nued to operate since 1903 should be considered in designa)ng the site historic. From its need to con)nually generate greater electricity, the power plant required numerous technologic upgrades. Stylis)cally dierent than the other historic buildings onsite, the minimal, modern design featured in the 1959 addi)on to the Original Pow- erhouse architecturally reects the )me it was constructed. However, this building alongside the loss of other characteris)cs due to renova)ons, are symbolic of Fisk Sta)ons ongoing func- )ons that lasted for over a century. Due to its more recent date of construc)on, the 1959 addi)on does not necessarily represent the sites architecture or signicance in history. Although some of the exis)ng industrial equipment may hold a degree of signicance and could be showcased in an adap)ve reuse project, the overall structure may not be worth saving. Demoli)on may be favorable in order to increase open space along the Chicago River, house new ac)vi)es onsite, or place further emphasis on other historic buildings. While accommoda)ng new func)ons, removing this structure would also not compromise the overall integrity of the site and its separate buildings. However, the removal of the 1959 addi)on may be dicult if the Original Powerhouse is preserved because the two buildings are physically connected and may share structural features. Yet, despite its lack of historic or architectural signicance, the removal of the 1959 addi)on would be to selec)vely edit Fisk Sta)ons chronological development. The 1959 turbine- generator building has become the visual representa)on for iden)fying Fisk Sta)on due to its size, prominent red color, outward facing posi)on, and smokestack that is visible from many distant parts of the city. If preserved, the 1959 addi)on could commemorate Fisk Sta)ons dis)nct iden)ty, opera)ons, and events. The building could also pay tribute to the decade of ac)vism by environmental and community organiza)ons against Fisk Sta)ons pollu)on, to the con)nual
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technological upgrades that occurred amer the original 5 MW turbines ini)al success, and to the countless employees who worked at the site. If the redevelopment plans for Fisk Sta)on intend to preserve the buildings more recent industrial past, the red metal clad structure provides a unique visual connec)on and memory to the site.
Without historic status, Fisk Sta)on remains unprotected and cannot receive necessary
nancial aid for rehabilita)on. The power plant is located just a block outside the Pilsen Historic District boundaries and, thus, is not a recognized as a historic landmark. In addi)on, a few of the buildings on site are rated orange on the City of Chicagos Historic Resources Survey. Under Chicagos Demoli)on-Delay Ordinance, these buildings would be subject for review during a 90- day hold before demoli)on, but only provides limited protec)on against being torn down. Be- cause historic designa)on lis)ng relies heavily on local poli)cal support, Fisk Sta)ons preserva- )on must also seek to obtain aldermanic and ocials support. In order to advocate for the historic preserva)on of Fisk Sta)on, residents, community organiza)ons, preserva)on groups, and city ocials should be involved to understand the sites historical and architectural signicance and ensure it is protected in the future. If necessary, methods to advocate for preserva)on could include a lecer wri)ng pe))on, gaining support by elected ocials and city ocials, mee)ng with the current owner Midwest Genera)on to dis- cuss preserva)on, direc)ng preserva)on groups and community organiza)ons to lead campaign, or holding public events. Although the discussed renova)ons and alterna)ons may pose a challenge in designat- ing the site historic, Fisk Sta)ons buildings may s)ll be eligible. Because Fisk Sta)on contains numerous buildings, it is possible that only selected buildings could be listed. However, these historic buildings should be collec)vely preserved as they all once contributed to the sites opera)ons and signicance. Many of the historic buildings s)ll possess their essen)al physical features and dis)nct architectural quali)es that convey their signicance within the en)re power plant. Even though building features have been stripped over the power plants life)me, historic designa)on will help ensure the unique characteris)cs will not be lost in the future.
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2. Subdivide the Property for Mixed Land Uses Fisk Sta)ons large site size and various historic buildings allows for a range of new, crea- )ve land use op)ons. Mixed-uses may be the most benecial op)on rather than a single purpose as it would take advantage of the sites unique layout and could serve all stakeholders involved, par)cularly residents. Each historic building onsite could one day hold dierent purposes. The diversity in each buildings acributes, such as square footages, layout, or loca)on on the site, should be studied further for decision making. The unique buildings features should be u)lized to assign the best new uses, that realis)cally t into the spaces, and to acract poten)al tenants. For example, the Original Powerhouse contains a large turbine-generator room with tall ceilings and ornate interior details. The poten)al uses of the Original Powerhouse would no doubt dier from the Fre- quency Changer House, which is much smaller in size and located closer to the remaining substa)on and Chicago River. Overall, redevelopment should take full advantage of the poten)al create uses of Fisk Sta)ons unique buildings and layout. Rehabilita)ng Fisk Sta)ons historic structures into market uses should be a priority in terms of restoring the loss in employment and tax revenues. In order to con)nue to support the citys tax base and surrounding community, there is substan)al pressure for the redevelopment project to create an equal or larger amount of revenue and employment opportuni)es than those oset by Fisk Sta)ons re)rement. Remedia)on, rehabilita)on, and construc)on on the site can generate diverse types of temporary jobs while the nal redevelopment project will require permanent employment posi)ons. Acrac)ons geared toward tourists may also be a con- siderable op)on to create permanent, year-round jobs and expand the local economy. The new land and building uses should also be considered in regards to larger economic development goals and local issues in Pilsen. Understanding the local context and public role is vital in crea)ng new, valuable, and economically viable building func)ons. To ensure Fisk Sta- )ons reuse support Pilsens future prosperity, residents input, unmet needs, and Pilsens long- term goals should be examined. The market for poten)al tenants and an assessment of the future prices for services in rela)on to residents need and aordability should also be evaluated. Regardless of the specic future func)ons, general redevelopment goals for Fisk Sta)on should include preserving and strengthening Pilsens cultural and historic character, incorporat-
ing environmentally-friendly uses for residents to enjoy, providing aordable services to be used by residents, encouraging posi)ve community investment, and triggering economic growth. Overall, Fisk Sta)on should play a suppor)ve role in Pilsens future and avoid magnifying gentrica)on in the area. The gentrica)on processes occurring in Pilsen--specically upscale development projects and the conversion of industrial spaces into ar)st work spaces or residen)al loms--places Fisk Sta)on in a precarious situa)on. The sites large acreage and waterfront access deems it an acrac)ve, valuable property for private real estate developers. Given that the planning process for redevelopment has only just begun, it is dicult to chart a course for Fisk Sta)ons future role in the community. But Fisk Sta)on should not become part of the current trend in demoli)on or the conversion of industrial spaces oriented toward higher- income popula)ons. Instead, Fisk Sta)ons new land uses could be alloced to both public and private purposes. Mixed-use development also may be crucial in dispersing project costs over )me and in enhancing project feasibility. Because Fisk Sta)on possesses a large site size, a unique layout, and separate buildings, redevelopment could occur in phases. Remedia)ng or rehabilita)ng one building or land parcel at a )me may lessen the nancial risk due to con)nually monitoring changes in the marketplace and ensuring funding will be available over the long-run. In addi- )on, a coordinated, staged process could also help avoid the vacancy of all buildings for prolonged periods and providing addi)onal )me to deal with other site problems. For example, the site is divided in a complicated manner in terms of ownership. ComEd owns transmission and electric lines, a substa)on, and others structures located throughout the site. Thus, if the site is developed, electric lines may need to be rerouted. Phased development could allow for some por)ons of the site to operate, while simultaneously addressing other problems or planning aspects in dierent areas or buildings. However, the ques)on remains in how to make Fisk Sta)on a purposeful place for all to benet and learn from. Specic land use op)ons could include new light industrial ac)vity, small businesses, waterfront access and parks, or a museum or cultural center. Based on its current zoning and loca)on, Fisk Sta)on is ideal for housing new industrial ac)vi)es. But zoning changes to allow other civic uses may also prove benecial to the community.
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Collec)vely, the poten)al new land and building uses discussed below could provide dif-
ferent types of jobs and various ameni)es to Pilsen residents. These recommended purposes are explained in greater detail below.
Industrial and Small Business Development With an Emphasis on Sustainability Fisk Sta)ons future land uses need to be considered in terms of zoning restric)ons. Due its current loca)on within Pilsens Planned Manufacturing District (PMD) and its surrounding industrial opera)ons, industrial opera)ons remain an ideal future use. Fisk Sta)on could poten- )ally be transformed into a sustainable manufacturing facility in order to create green jobs and foster Pilsens economic growth. Because it is surrounded by a variety of industrial businesses, the site could also poten)ally work with nearby industrial businesses in terms of materials, division of labor, or the like. A green manufacturing facility is a feasible op)on as this type of land use is permiced under the current PMD status and some of the exis)ng industrial equipment could poten)ally be reused. In addi)on, because Fisk is currently connected to the electric grid through its exis)ng infrastructure, renewable energy genera)on could more easily be integrated into redevelopment designs. Finally, Fisk Sta)on could also serve as a loca)on for sustainable workforce, technology, or business development in order to support green job training, entrepreneurship, and manufacturing growth. Large buildings, such as the Administra)on Building or Switch House No. 1 could serve as a business incubator, which would house new businesses with modest means. Parks and Open Space: Waterfront Redevelopment Pilsen has historically lacked parks and open spaces due to its density and development pacerns. In addi)on, much of the Chicago River is closed o and inaccessible due to industrial opera)ons. Today, Many locals have a contradictory or complicated ajtude toward the river. They see it as polluted, dirty, smellymany local residents steer clear of the river or dont even know exactly where it is or how to access it. This confusion is certainly jus)ed. Winding through industrial areas and city eet management vehicle depots, the stretch of waterway on either side of the Racine Avenue Pumping Sta)on in Bridgeport is elusive, its banks mostly blocked and obscured by chain-link fencing, thick vegeta)on, and imposing old brick buildings.1
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Similarly, Fisk Sta)on has been closed o to residents for decades. However, a por)on of
the site could poten)ally be transformed into a publicly accessible park, which features green space and trails. Because Fisk is located on the South Branch of the Chicago River, it remains a valuable property that could provide future waterfront access, open space, and recrea)onal ac- )vi)es to residents. Two proper)es, zoned as Planned Developments (PD), are located to the east of Fisk Sta)on and feature a short, vegetated public trail along the South Branch of the Chicago River. However, the trail is very short and most residents are not aware of its existence. The only entry point is located at the back of the distribu)on warehouse at 929 W. Cermak Road. The riverside path on the PD parcels to the east oer the poten)al to extend the trail and green space to Fisks waterfront. Building a con)guous natural open space would welcome pedestrian trac, further enhance the areas environmental quality, benet the community. Because Pilsen lacks parks and natural open spaces, adding a public river walk is essen)al. Fisk Sta)on could also prove importa)on in changing the percep)on and nature of the Chicago River in Pilsen. The site could help improve upon the health and well-being of residents by providing recrea)onal outdoor ac)vi)es, such as sports elds, canoeing, kayaking, picnic areas, or shing. Instead of pollu)ng Pilsen and restric)ng access to the river, Fisk Sta)on could one day provide a place for families to enjoy nature, learn about na)ve plants and urban wildlife, and spend )me together. Fisk Sta)on could poten)ally be connected to Chicagos water transporta)on system, making the site an new entry point for Pilsen. This may include extending river taxis, architectural boat tours, kayaking, and canoeing from the Loop. Although bringing river taxis and boat tours to Pilsen may seem costly or unlikely, waterway transit already extends to the nearby neighborhood of Chinatown and also has provoked an interest in involved stakeholders. Lynn Osmond, the Chicago Architecture Founda)on President and CEO, has discussed extending the organiza)ons boat tours to Pilsen.2 The Founda)ons architectural boat tour is used by 200,000 people per year, producing $5 million in revenue for the company, not including the addi)onal indirect impacts related to tourism. Osmond states: Right now, the majority of the ac)vity around the river is contained downtown, but that could be addressedThe plan is to con)nue that, ideally all the way to Pilsen, so that you end up with a con)nuous ow across the cityWith Pilsen, if you had something to
show along the river, people would start to see the area as an asset...It would be fabu- lous to go out to Pilsen regularlyif, every Sunday morning for instance, there was this extended river tour that really went up to the North and South Branches. The changes in the river have had a lot to do with the buildings. If you look at the number of new buildings in the last 20 years, a major propor)on around the river has been built since then. Their success is clearly connected.3 Connec)ng Pilsen to Chicagos transporta)on and tourist system at Fisk Sta)on could
spur addi)onal economic development in the neighborhood, draw more visitors to tour the Pil- sen Historic District, and also provide a new transit route for residents. With new green spaces and a water transit system, Fisk Sta)on could become a dis)n- guished site for both Pilsen and Chicago. It has the poten)al to become a des)na)on, that draws in both community residents and tourist, while also providing an exci)ng place to visit and enjoy.
Museum or Educa3on Center One of Fisk Sta)ons historic buildings could poten)ally house a museum or educa)onal
center to celebrate the history of Fisk Sta)on or Pilsens ethnic or cultural past. A museum or educa)on center is ideal as it could create year-round jobs and provide a learning environment for both residents and tourists. One poten)al op)on would include crea)ng a museum dedicated to the sites industrial history and the growth of electricity, which perhaps is aliated with Chicagos Museum of Sci- ence and Industry. In addi)on to crea)ng a place for all people to learn about electricitys development and technologic innova)ons, Fisk Sta)on would also service as a memorial to the power plants role within the industry. Besides the historic buildings, a number of historic ar)- facts remain at the site today. For example, industrial equipment related to past coal opera)ons, the memorial garden which commemorates past employees and reghters that have lost their lives in industrial accidents, historic photographs, and large metal plagues that celebrated various site anniversaries could be preserved and restored within a museum. The original guestbook signed by hundreds of visitors, including Thomas Edison and Britains King George and Queen Mary, remains at the site. These original historic pieces are vital in honoring and remembering the importance of Fisk Sta)on, but also in educa)ng the public on the sites past.
Although the original 5 MW turbine has been removed from the site, it has been pre-
served and remains at General Electrics headquarters in New York. The 5 MW turbine was a daring innova)on for its day and led to Fisk Sta)ons success. As a result, the turbine has been designated na)onal engineering landmark by the American Society of Mechanical Engineers. General Electric could return the 5 MW turbine to Fisk Sta)on for public display and to commemorate the power plants past. Preserving both the industrial and non-industrial ar)facts in Fisk Sta)on would provide a unique educa)onal experience for Pilsen residents and visitors. Addi)onally, a museum could also be geared toward honoring Pilsens various cultures and immigrant, working-class groups that have greatly inuenced the neighborhoods development. A facility of this type could also adopt a broader historic focus in related to Pilsens His- toric District and provide walking tours to nearby historic landmarks and shops. A museum dedicated to Pilsens culture and history will help promote addi)onal business opportuni)es and heritage tourism. The crea)on of a museum in one of Fisk Sta)ons buildings would welcome pedestrian ac)vity. Thus, addi)onal ameni)es, such as cafes, ar)st galleries, small stores, or performance spaces, could be built into the site to serve the needs of residents and visitors. However, if one of Fisk Sta)ons buildings were to be reused as a museum, the space should also be u)lized to house neighborhood ac)vi)es and support. Although tourism is important in strengthening Pil- sens economic growth, Tourist ini)a)ves can be damaging to communi)es, such as Pilsen, where low-income residents are struggling for resources; these resources are instead being funneled to support people who enter the community for a brief period of )me, consume and absorb certain aspects of it, and then leave it to its own self-preserva)on and the omen pollu)ng eects of this tourism....Tourism, however, as a primary local development tac- )c may carry the danger of solely providing an experience to the tourist while ignoring factors inuencing quality of life for its residents.4 Thus, tourism should not be priori)zed over exis)ng residents, but instead alongside community support. A cultural center could house mee)ngs, public events, fes)vals, and exhibi)ons. In addi)on, other community resources and services, such as job training or placement, could be provided. Fisk Sta)on presents a rare opportunity in promo)ng an understanding and educa)on of electricity, immigrant popula)ons, and Pilsens historic aspects. Industrial equipment that once
helped in the power plants opera)ons along with other historic ar)facts that remain at the site today. These unique features are vital in conveying informa)on on Fisk Sta)ons rich legacy and paying tribute to its past. At the same )me, Fisk Sta)on can also house valuable community spaces that support Pilsen residents and their cultural ac)vi)es.
Moving Toward a Mixed-Use Future These proposed uses demonstrate the extraordinary possibili)es in assigning Fisk Sta)on diverse and crea)ve land op)ons. Amer a detailed site analysis, feasibility studies should be conducted to iden)fy the sites true market poten)al and ensure that the land use op)ons ad- here to the communitys needs. 3. Integrate Sustainable Design and Purposes Into the Sites Final Uses Fisk Sta)ons historic preserva)on should be implemented alongside sustainable design. Fisk Sta)on should follow in the footsteps of other adap)ve reuse cases that have successfully restored a power plants original features, while also retrojng the building to increase energy eciency and lessen the sites environmental impacts. Some power plants, which once polluted the surrounding neighborhood, are now LEED-cer)ed structures. Addi)onally, these facili)es have even integrated sustainability into their new building func)ons, such as in the case of a charter schools curriculum. Green infrastructure and design could include energy produc)on via a geothermal system or solar panels, retroced historic windows, storm water management, energy ecient hea)ng and cooling systems, green roods, onsite urban agriculture. These sustainable elements should be used to showcase innova)ve solu)ons in reu)lizing industrial power plants and how contaminated sites can be repurposed for a cleaner future. In addi)on, because the site is zoned for industrial ac)vity, the site could also poten)ally house businesses that manufacture sustainable-based products or technology. Given the sites history of pollu)on, sustainable aspects should be incorporated into Fisk Sta)ons future land uses to improve upon residents quality of health and the exis)ng environment. Fisk Sta)on should become a city acrac)on that demonstrates how a dirty power
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plant can be successfully transformed into an environmentally-friendly, vibrant space that en- gages public ac)vity. 4. Mul3-Stakeholder Involvement Mul)-stakeholder involvement is key in redeveloping Fisk Sta)on, regardless of who is direc)ng or funding the project. The city, elected ocials, private developers, preserva)on rms, Midwest Genera)on, engineers, architects, neighborhood organiza)ons, residents, or any other local stakeholders should be involved in the planning process for the sites future uses. These partnerships are necessary in order to provide various exper)se and perspec)ves, as well as to gain community, poli)cal, or nancial support to move redevelopment forward. However, each of these stakeholders will have dierent goals and objec)ves for future use. For example, the site owner, a real estate developer would be most interested in obtaining the best return on an investment, a preserva)on group would aim to save the original integrity of buildings, whereas Pilsen residents may want to focus on services they need most in the community. Fisk Sta)ons nal use should try to sa)sfy most, if not all, interests involved, but should also place addi)onal emphasis for Pilsen residents and community organiza)ons as the nal land reuse would aect them most. Thus, public engagement is crucial for the sites success and the process must be opened to all residents for their input on the future land uses. Fisk Sta)on played an important role in Pilsens local history and economy, through providing employment, revenue, and other nancial assistance. In addi)on, the pollu)on generated by the power plant was a major historical concern for residents and community organiza)ons, which triggered over a decade of protests. The redevelopment project within Pilsen should strive to preserve historic and cultural iden)ty while also mee)ng the communitys needs.
5. Compe33ve Project Proposals Because Fisk Sta)on will no longer generate electricity by the end of 2012, new crea)ve uses must be assigned to the property. As stated in the previous recommenda)on, a variety of par)cipants should be included in the redevelopment process. Specically, community organiza)ons, students and departments from nearby Chicago universi)es, local architectural design
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companies, and engineering rms should be encouraged to engage in the process through designing site proposals or providing exper)se on various topics. Specially, a contest for the future land uses or architectural designs could be opened to the public, community organiza)ons, and poten)al businesses. These types of proposals are vital in iden)fying unseen crea)ve and innova)ve ideas to be used for nding unique future reuse op)ons. A compe))ve contest would help create a vision for the sites future and allow the public to par)cipate in the planning process.
6. Crea3ve Designs for the Exis3ng Substa3on While the redevelopment of Fisk Sta)on would entail removing various industrial equipment that once aided electricity genera)on, the electrical substa)on, owned by ComEd, is to remain on the site amer the power plant re)res. The substa)on presents aesthe)c and safety challenges for certain future land uses at Fisk Sta)on. High voltage substa)ons also need to be secured to ensure the public is protected from harms or possible malfunc)ons. However, crea)ve solu)ons can help merge electrical opera)ons with a future increase in pedestrian or economic ac)vity. For example, in Aus)n, Texas, the substa)on at Seaholm Power Plant will be concealed with a wall. Addi)onal informa)on on the adap)ve reuse of this site is discussed in Chapter IV. Instead of a conven)onal barrier, the wall will showcase public art and various designs, which may include wood, concrete panels, perforated metal, and even rainbow-colored lights at night.5 Aus)n City Hall has approved the construc)on of a 12 to 25 foot wall at an es)mated cost of $800,000. The preliminary drawings for the wall are shown in Fig. 7.1-7.4. The costs will be primarily funded by the property owner, Aus)n Energy. The remaining costs will come from Aus)ns Art in Public Places program, which requires designated funds for city art projects. Seaholm Power Plants redevelopment is to include new stores, a hotel, residences, and an event space, which will increase overall ac)vity in the area. As a result, the wall is important in crea)ng a pedestrian friendly environment for enhanced safety, while also serving as an at- trac)on. Rather than remaining visually unacrac)ve or dangerous, the wall benets both visitors and those who live or work near Seaholm Power Plant.
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Fisk Sta)on could poten)ally follow a solu)on like the one provided by Seaholm Power
Plant that transformed an ordinary chain-linked fence into an ar)s)c, unique wall. Addi)onally, a substa)on wall surrounding the substa)on at Fisk Sta)on could take advantage of Pilsens ar- )s)c resources and contribute to Pilsens ethnic heritage. The wall could complement the neighborhoods La)no-inspired murals and mosaics, that have long reected the values of Pilsen residents.
Substation Art Wall
Substation Art Wall Southeast Corner at Shoal Creek and the planned 2nd Street Bridge
14 14
West Wall at planned West Avenue Extension, across the street from Seaholm Development. 5 0 minimum clear pedestrian way planned for east side of West Adap%ve Reuse of Coal-Fired Power Plants Avenue
18
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18
Substation Art Wall
NIGHT. Southwest Wall at planned 2nd Street and West Avenue, across the street from the Seaholm Power Plant. Substation Art Wall
17 17
Fig. 7.1-7.4: Preliminary Designs for the substa)on Wall at Seaholm Power Plant. Image by NADAAA, Seaholm Substa)on Wall, Art In Public Places Project: Schema)c Design Updated Rendering, 25 East Wall along Shoal Creek Trail. resenta)on to the City Council, February 9, 2012. NADAAA, P
25
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Conclusion Many power plants across the United States today have been converted into valuable community spaces and remain impressive educa)onal resources on the history of electricity. The redevelopment of Fisk Sta)on should follow similar footsteps of past successful examples by showcasing the future civic, economic, and recrea)onal value of repurposing power plants. It is crucial to note that Fisk Sta)on oers valuable redevelopment opportuni)es that can drive employment and preserve community iden)ty while improving public and environmental health. Transforming Fisk Sta)on from an old, pollu)ng coal-red power plant into a vital neighborhood landmark would showcase posi)ve community investment, celebrate current cultural values, and promote a healthy, sustainable future for Chicago. These featured recommenda)ons highlight the immense possibili)es for Fisk Sta)on, but are no means intended to dene the sites future. The extraordinary opportuni)es remain to be seen for Pilsen and for Chicago at large. However, if preserved and reused for posi)ve purposes, Fisk Sta)ons historic buildings can become a valuable asset to Chicago, illustra)ng crea)ve outcomes alongside historic preserva)on. The site should con)nue to honor the inge- nuity and moderniza)on in the electric industry while also providing new economic benets and an exci)ng place to visit. What was once the largest steam genera)ng plant in the world should one day serve future genera)ons without erasing the past.
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Chapter VII: Sec3on Endnotes

1 Jeanne Gang, Reverse Eect: Renewing Chicago's Waterways (Chicago: Studio Gang Architects, 2011), 99. 2 Jeanne Gang, Reverse Eect: Renewing Chicago's Waterways (Chicago: Studio Gang Architects, 2011), 35. 3 Ibid.
4 Ibid., 28-29.
5 Kayla Jonsson, Aus)n Energy nances wall art for Seaholm Power Plant, The Daily Texan, February 15, 2012.
hcp://www.dailytexanonline.com/news/2012/02/15/aus)n-energy-nances-wall-art-seaholm-power-plant
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Appendix PMD (Planned Manufacturing District) Use Table and Standards PMD 11, Subdistrict A City of Chicago Zoning Ordinance, 17-6-0403-F, Supp. No. 15 P = Permiced by Right S = Special Use Approval Required PD = Planned Development Approval Required - = not allowed
Public And Civic A. Day Care B. Deten)on and Correc)onal Facili)es C. Parks and Recrea)on (except as more specically regulated) 1. Community Centers, Recrea)on Buildings and Similar Assembly Use 2. Community Garden D. Postal Service E. Public Safety Services F. U)li)es and Services, Minor U)li)es and Services, Major Commercial H. Adult Use I. Animal Services 1. Shelters/Boarding Kennels 2. Sales and Grooming 3. Veterinary 4. Stables J. Ar)st Work Space K. Building Maintenance Services P - S P - P - - - S - - P P P P
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L. Business Support Services 1.Copying and Reproduc)on Business/Trade School 3. Day Labor Employment Agency 4. Employment Agencies M. Urban Farm 1. Indoor Opera)on 2. Outdoor Opera)on 3. Roomop Opera)on N. Communica)on Service Establishments O. Construc)on Sales and Service 1. Building Material Sales 2. Contract/Construc)on Storage Yard P. Drive-Through Facility Q. Ea)ng and Drinking Establishment 1. Restaurant, Limited 2. Restaurant, General 3. Tavern R. Entertainment and Spectator Sports 1. Small Venue 2. Medium Venue 3. Inter-Track Wagering Facility 4. Indoor Special Event Class A, including incidental liquor sales 5. Indoor Special Event Class B, including incidental liquor sales S. Financial Services (except as more specically regulated) 1. Consumer Loan Establishment - - S P P P - P P P P P - P P P P P P P
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2. Payday Loan Store 3. Pawn Shop T. Food and Beverage Retail Sales U. Gas Sta)ons V. Medical Service W. Oce (except more specically regulated) 1. High Technology Oce 2. Electronic Data Storage Center X. Parking, Non-Accessory Y. Personal Service Z. Repair or Laundry Service, Consumer AA. Residen)al Storage Warehouse BB. Retail Sales, General CC. Sports and Recrea)on, Par)cipant DD. Schools, Elementary and High (non-boarding) EE. Vehicle Sale and Service 1. Auto Supply/Accessory Sales 2. Car Wash or Cleaning Service 3. Heavy Equipment Sales/Rental 4. Light Equipment Sales/Rental (e.g., auto, motorcycle and boat sales) 5. Motor Vehicle Repair Shop, not including body work, pain)ng or commercial vehicle repairs 6. Motor Vehicle Repair Shop, may include body work, pain)ng or commercial vehicle repairs 7. Vehicle Storage and Towing 8. RVs or Boat Storage Industrial
- - P S P P P P P P P S P - -
- S P - P P P P
179
FF. Manufacturing, Produc)on and Industrial Service 1. Ar)san (on-site produc)on of goods by hand manufacturing, involving the use of hand tools and small-scale, light mechanical equipment) 2. Limited (manufacturing of nished parts of products, primarily from previously prepared materials) 3. General (all manufacturing--except intensive manufacturing--of nished or unnished products, primarily from extracted or raw materials, or recycled or secondary materials, or bulk storage and handling of such products) 4. Intensive (manufacturing of acetylene, cement lime, gypsum or plaster-of- paris, chlorine, corrosive acid or fer)lizer, insec)cides, disinfectants, poisons, explosives, paint, lacquer, varnish, petroleum products, coal products, plas)c and synthe)c resins and radioac)ve materials) GG. Mining/Excava)on HH. Recycling Facili)es 1. Class I 2. Class II 3. Class III 4. Class IVA 5. Class IVB 6. Class V II. Warehouse and Freight Movement (except as more specically regulated) 1. Container Storage 2. Freight Terminal 3. Outdoor Storage or Raw Materials as a Principal Use JJ. Waste-Related Use 1. Hazardous Materials Disposal or Storage 2. Incinerators 3. Incinerators, Municipal 4. Liquid Waste Handling Facili)es 5. Reprocessable Construc)on/Demoli)on Material Facility
P P P
P P S S S S P P P P
S - S S S
180
6. Resource Recovery Facili)es 7. Sanitary Landlls 8. Transfer Sta)ons 9. Modied Transfer Sta)ons Other LL. Wireless Communica)on Facili)es 1. Co-located 2 .Free-standing (Towers)
S S S S
S P P
181
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Lacey, Stephen. Nine More Dirty, Aging Coal Plants Set to Close, Bringing Total U.S. Re)rements to 106 Plants Since 2000. Think Progress, February 29, 2012. hcp://thinkprogress.org/romm/2012/02/29/435012/dirty-aging-coal-plants-set-to-close /?mobile=nc Larry Peel Company, The Landmark, New Braunfels, TX. Larry Peel Company. Accessed March 3, 2012. hcp://landmarkloms.com/history/ Library of Congress, Prints & Photographs Division, Historic American Engineering Record. Commonwealth Electric Company, Fisk Street Electrical Genera)ng Sta)on, 1111 West Cermak Avenue, Chicago, Cook County, IL. Library of Congress. [survey number HAER ILL, 16-CHIG, 140-; accessed February 14, 2012]. hcp://www.loc.gov/pictures/collec)on/hh/item/il0671/ Lindholm, Jane. Bob Kiss on IRV, Burlington Telecom And The Moran Plant. Vermont Public Ra- dio, March 4, 2010. hcp://www.vpr.net/news_detail/87395/bob-kiss-on-irv-burlington-telecom-moran-plant Listokin, David, Barbara Listokin, and Michael Lahr. "The Contribu)ons of Historic Preserva)on to Housing and Economic Development." Housing Policy Debate 9, no. 3 (1998): 431- 478. Local Ini)a)ves Support Corpora)on (LISC) and the Pilsen Planning Commicee. Pilsen: A Center of Mexican Life, Quality-of-Life Plan. LISC New Communi)es Ini)a)ve, Chicago: 2006. www.newcommuni)es.org/cmadocs/Pilsen_QofL_2006.pdf Local Ini)a)ves Support Corpora)on (LISC) and the Resurrec)on Project. Improving the Quality of Life in Pilsen. LISC New Communi)es Ini)a)ve, Chicago: 2000. www.newcommuni)es.org/cmadocs/PilsenQofLplan2000.pdf Local Ini)a)ves Support Corpora)on (LISC) MetroEdge. Pilsen (Retail) Scan Execu%ve Summary. Local Ini)a)ves Support Corpora)on, October 2009. Lomax, Simon. "Massive Closures of U.S. Coal Plants Loom, Chu Says." Bloomberg Busi- nessweek, February 9, 2011. Long, JT. Crea)ng a Powerhouse School. Constructor, March-April 2010. hcp://constructoragc.construc)on.com/mag/2010/Mar-Apr/1003-PepperConstruc)on.a sp Low, Setha. "Social Sustainability: People, History and Values." in Managing Change: Sustainable Approaches to the Conserva%on of the Built Environment. Los Angeles: The Gecy Con- serva)on Ins)tute, 2003. Lydersen, Kari. When Coal Plants Shut Down, What Happens Next? Midwest Energy News, March 20, 2012. hcp://www.midwestenergynews.com/2012/03/20/when-coal-plants-shut-down-what-h appens-next/ MacRos)e Historic Advisors, LLC. Adap)ve Reuse for Educa)onal Facili)es: The Charles H. Shaw Technology and Learning Center. MacRos)e Historic Advisors, LLC. Accessed March 5, 2012. hcp://www.macros)ehistoric.com/pages/sears_power_house_/106.php Marshall, Richard. Contemporary Urban Space-making at the Waters Edge. In Waterfronts in Post-Industrial Ci%es, edited by Richard Marshall, 3-14. London: Spon Press, 2001. Maryland Historical Trust's Na)onal Register.,Prac Street Power Plant, Maryland Historical Trust. Accessed March 10, 2012, hcp://mht.maryland.gov/nr/NRDetail.aspx?HDID=978&FROM=NRMapFR.html
McCann, Tom. Riverfront Renewal Not Reaching Pilsen. Chicago Tribune, July 02, 2000. hcp://ar)cles.chicagotribune.com/2000-07-02/news/0007020100_1_parks-chicago-rive r-navy-pier McGraw-Publishing Company. "Chicago Conven)on Na)onal Electric Light Associa)on." Electri- cal World 51, no. 22 (1908): 1146-1153. hcp://books.google.com/books/reader?id=LQVRAAAAYAAJ& . "Prac)cal Opera)on of Fisk Street and Quarry Street Sta)ons in Chicago," Electrical World 53, no. 22 (1909): 1289-1294. hcp://www.archive.org/details/electricalworld53newy . "The System and Opera)ng Prac)ce of the Commonwealth Edison Company, Chicago." Elec- trical World 51, no. 20 (1908): 1023-1039. hcp://books.google.com/books/reader?id=LQVRAAAAYAAJ&. McLeod, Gerald E. Day Trips. The Aus%n Chronicle, April 11, 2003. hcp://www.aus)nchronicle.com/columns/2003-04-11/154443/ . Day Trips: The Defunct Comal Power Plant in New Braunfels Finds New Life as a hotel. The Aus%n Chronicle, June 2, 2010. hcp://www.aus)nchronicle.com/columns/2000-06-02/77427/ Midwest Genera)on. Financial Benets to the Community. Fisk & Crawford Fact Sheets. Sep- tember 7, 2011. hcp://www.skandcrawford.com/assets/content/pdf/MWG_FiskCrawford_FinancialBen ets.pdf . Fisk Sta)on Fact Sheet. Edison Interna)onal. January 2005. www.edison.com/les/2005_factsheet_sk.pdf . Midwest Genera)on Employees: Serving Communi)es Where They Live And Work. Fisk & Crawford Fact Sheets. September 9, 2011. hcp://www.skandcrawford.com/assets/content/pdf/MWG_FiskCrawford_Employees.p df Millspaugh, Mar)n. Waterfronts as Catalysts for City Renewal. In Waterfronts in Post-Industrial Ci%es, edited by Richard Marshall, 74-85. London: Spon Press, 2001. Moran Municipal Genera)on Sta)on - Burlington, Vermont. Waymarking, accessed March 12, 2012. hcp://www.waymarking.com/gallery/image.aspx?f=1&guid=737a5463-edf6-44b2-bcc0- bb94e967b175 Munson, Richard. From Edison to Enron: The Business of Power and What it Means for the Fu- ture of Electricity. Westport: Praeger Publishers, 2005. NADAAA. Seaholm Substa)on Wall, Art In Public Places Project: Schema)c Design Updated Rendering. NADAAA, Presenta)on to the City Council, February 9, 2012. hcps://www.documentcloud.org/documents/291429-seaholm-wall-presenta)on.html Na)onal Trust for Historic Preserva)on. "Posi)on Statement: Historic Preserva)on and Sustain- ability." Preserva%on Na%on. Accessed October 31, 2011. New Edison Turbo-Unit in Service. Chicago Daily Tribune, July 21, 1949. Northcountry Coopera)ve Founda)on, Je Allman, Allman & Associates. Too Good to Throw Away: The Adap%ve Reuse of Underused Buildings. Northcountry Coopera)ve Founda- )on, 2005. hcp://www.ncdf.coop/documents/Adap)veReuseFINAL.pdf Petersen, Laurie. Power Switch: This New High School is a Spark For Studentsand the Neighborhood.Chicago Architect, January-February 2012, 27-30.
Pilsen Environmental Rights and Reform Organiza)on (PERRO).Chicagos Coal Plants to Re)re: Clean Power Coali)on, City of Chicago and Midwest Genera)on Sign Historic Agree- ment. PERRO Press Release, February 21, 2012. PlaceEconomics. Measuring the Economics of Preserva%on: Recent Findings. Advisory Council on Historic Preserva)on, June 2011. hcp://www.landmarks.org/pdfs/Measuring%20the%20Economics%20of%20Preserva)o n.pdf Plac, Harold L. The Electric City: Energy and the Growth of the Chicago Area, 1880-1930. Chi- cago: The University of Chicago Press, 1991. . Gas and Electricity. In Encyclopedia of Chicago, edited by Janice L. Rei, Ann Durkin Kea)ng, and James R. Grossman. Chicago Historical Society, 2005. Accessed January 27, 2012. hcp://encyclopedia.chicagohistory.org/pages/504.html. Preserva)on Chicago. Chicagos Seven Most Threatened Buildings: Pilsen. 2006. www.preserva)onchicago.org/userles/le/pilsen.pdf Preserva)on Green Lab, Na)onal Trust for Historic Preserva)on. The Greenest Building: Quan%- fying the Environmental Value of Building Reuse. Na)onal Trust for Historic Preserva)on, 2011. Rogers Merlino, Kathryn, and Peter Steinbrueck. "The Greenest Prac)ce: Cultural Sustainability, Adap)ve Re-use and the New Preserva)on Ethic." Column 5, no. 22 (2009): 70-73. San Diego State University, College of Professional Studies and Fine Arts. New SDSU Gallery. San Diego State University, March 2, 2012. hcp://downtowngallery.sdsu.edu/index.php/gallery/about/ Save Our Heritage Organiza)on. SDG&E Sta)on B. Reec%ons Newsle]er 35, no. 3, 2004. hcp://sohosandiego.org/reec)ons/2004-3/2004-11_sdge.htm Scadden, Richard A. Adap)ve Reuse of Obsolete Power Plants. Paper presented at the Air & Waste Management Associa)on (A&WMA) 94th Annual Conference, Orlando, FL, June 2001. Scadden, Richard A. and Stephen J. Mitchell. Facility Decommissioning and Adap)ve Reuse. Paper presented at Na)onal Defense Industrial Associa)on (NDIA) 27th Environmental Symposium and Exhibi)on, Aus)n, Texas, April 23-26, 2001. Schmic, Zachary. The Topographical Determinants of Intraurban Air Pollu)on Exposure: An As- sessment of the Crawford and Fisk Coal-red Power Plants in Chicago, Illinois. M.S. diss., Northern Illinois University, 2010. hcp://proquest.umi.com/pqdlink?did=2068234381&Fmt=7&clientId=1509&RQT=309&V Name=PQD. Seaholm Power, LLC. Power Plant Redevelopment. Seaholm Power, LLC. Accessed March 3, 2012. hcp://www.seaholm.info/ Shore Line Interurban Historical Society. A Conversa)on with Samuel Insull. First & Fastest 26, vol. 1 (2009): 52-55. www.shore-line.org/_pdfs/Insull_Spring10.pdf Showley, Roger M. Second Time Around: Three Old Kids on the Block Come to Life for a New Genera)on. San Diego Union-Tribune, September 18, 2005. hcp://www.signonsandiego.com/uniontrib/20050918/news_mz1h18second.html Spector, Dina. "Dozens Of Coal Factories Forced To Shut Down In Response To Strict EPA Regula- )on." The Business Insider, August 9, 2011.
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Spielman, Fran. Emanuel brokers deal to shut two pollu)ng coal re plants. Chicago Sun- Times. February 28, 2012. hcp://www.sun)mes.com/news/10943296-417/emanuel-brokers-deal-to-shut-two-poll u)ng-coal-re-plants.html Staple, Gregory C. and Machew I. Slavin. Repurposed Coal Plant Sites Empower and Revive Communi)es. The Public Manager, Spring 2012. www.cleanskies.org/wp-content/uploads/2012/03/43-47_featureStapleSlavin-1-1.pdf Steinbrueck, Peter, and Kathyrn Rodgers Merlino. "We Recycle Cans and Bocles, Why Not Build- ings?" The Sea]le Times, September 16, 2008. Tocen, Shay. Burlington May Finally Give the Old Moran Plant a New Life. Seven Days, Sep- tember 23, 2009. hcp://www.7dvt.com/2009burlington-may-nally-give-old-moran-plant-new-life . Mari)me Museum Withdraws from Moran Redevelopment. Seven Days, September 28, 2011. hcp://7d.blogs.com/blurt/2010/09/mari)me-museum-withdraws-from-moran-redevelo pment.html. Union of Concerned Scien)sts. A Risky Proposi%on: The Financial Hazards of New Investments in Coal Plants. UCS Publica)ons, March 2011. hcp://www.ucsusa.org/assets/documents/clean_energy/a-risky-proposi)on_report.pdf Urban Land Ins)tute. Adap%ve Use: Development Economics, Process, and Proles. Washington: The Urban Land Ins)tute, 1978. U.S. Department of the Interior, Na)onal Park Service. How to Apply to the Na)onal Register: Criteria for Evalua)on. U.S. Department of the Interior, Na%onal Park Service. 2002. hcp://www.nps.gov/history/nr/publica)ons/bulle)ns/nrb15/nrb15_2.htm . The Na)onal Historic Landmark Database: Sears, Roebuck, And Company. U.S. Na%onal Park Service. Accessed February 11, 2012. hcp://tps.cr.nps.gov/nhl/detail.cfm?ResourceId=1755&ResourceType=Building. . Na)onal Historic Landmarks Program. U.S. Na%onal Park Service. Last modied December 13, 2010. hcp://www.cr.nps.gov/nhl/. . Na)onal Register of Historic Places Program: Frequently Asked Ques)ons. U.S. Depart- ment of the Interior, Na%onal Park Service. June 13, 2011. hcp://www.nps.gov/nr/faq.htm. . Na)onal Register of Historic Places Program: Fundamentals. U.S. Na%onal Park Service. Last modied June 13, 2011. hcp://www.nps.gov/history/nr/na)onal_register_fundamentals.htm. . Na)onal Historic Landmarks Program, Page 1: What is a high degree of integrity and why is it an key requirement for NHL designa)on?. U.S. Na%onal Park Service. Last modied December 13, 2010. hcp://www.nps.gov/history/nhl/tutorial/Workshop2/criteria3.htm. . Na)onal Historic Landmarks Program, Page 1: What is a Na)onal Historic Landmark? U.S. Na%onal Park Service. Last modied December 13, 2010. hcp://www.nps.gov/history/nhl/tutorial/About/About1.htm . Na)onal Historic Landmarks Program, Page 8: How long does it take for a property to become a NHL? U.S. Na%onal Park Service. Last modied June 13, 2011. hcp://www.nps.gov/history/nhl/tutorial/Workshop1/begin8.htm
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The Adaptive Reuse of Coal-Fired Power Plants - Full Thesis

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130 131 139 140 143 144 145 159 182

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Introduc3on: Sec3on Endnotes

Adap%ve Reuse of Coal-Fired Power Plants

I. The Benets Of Adap3ve Reuse

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Although the previous informa)on on economic development focuses primarily on his-

Adap%ve Reuse of Coal-Fired Power Plants

Chapter I: Sec3on Endnotes

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

II. Key Considera3ons and Barriers

Compa3bility with Adjacent Land Uses

Exis3ng Structures and Site Quality

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Chapter II: Sec3on Endnotes

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

An3cipated Coal Plant Re3rements

Inherent Building Advantages

Loca3on-Specic Advantages: Post-Industrial Waterfront Redevelop- ment

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

The Redevelopment of Post-Industrial Waterfronts: Lessons Learned

Adap%ve Reuse of Coal-Fired Power Plants

Specic Concerns for the Adap3ve Reuse of Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

The Future of Coal-red Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Chapter III: Sec3on Endnotes

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

IV. Case Studies: The Adap3ve Reuse Of Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

PraV Street Power Plant

Adap%ve Reuse of Coal-Fired Power Plants

Maryland Historic Trust

PraV Street Power Plant

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Adap%ve Reuse of Coal-Fired Power Plants

Project Costs: $248 million

Adap%ve Reuse of Coal-Fired Power Plants

Dannecker & Associates